Resident's Handbook

Table of Contents

PURPOSE OF THE HANDBOOK

The Comstock Homeowner's Association (HOA) would like to welcome you as a new resident of our community. We believe everyone who lives here, whether an owner or a renter, desires a nice, safe place in which to live and play. This package of information is designed to assist you in getting to know us, as well as presenting the necessary rules that help ensure the highest quality community living. We hope you will find it informative and useful.

Topics are organized alphabetically.

WHAT IS THE COMSTOCK HOA?

The Comstock HOA consists of 13 buildings housing a total of 116 condo units. Even numbered buildings are on the right side of the street (coming from Oak Grove Rd.) and odd numbered buildings are on the left. Originally an apartment complex, the units were built in 1965 and converted to condominiums in 1980. The HOA is responsible for the administration and maintenance of the complex.

All California Planned Unit Developments are established by legal documents. Our Association is incorporated in the State of California as a non-profit organization. We are governed by a comprehensive set of COVENANTS, CONDITIONS AND RESTRICTIONS, commonly referred to as "CC&Rs" and a set of BY-LAWS. These documents were amended in their entirety in April, 1990. If you own your unit, by law you should have received a complete copy of these documents.

Pursuant to the authority granted to the Board of Directors of the Comstock Condominium Homeowners Association by the CC&Rs and Bylaws, the rules and regulations included in this Handbook have been enacted for the mutual benefit and well being of all owners and residents of the development. These rules are subject to future revision by the Board of Directors.

MANAGEMENT OF COMSTOCK

Comstock BY LAWS provide for a five member, volunteer Board of Directors. This Board is responsible for overseeing all HOA business, setting policy and procedures, and enforcing the CC&Rs. Gayle J. Hasley, Hasley & Associates, is employed by the HOA to handle all day-to-day supervision and management of the complex. Gayle resides at 2036 #12. Her offices are located at 3313 Vincent Road, Suite 230, Pleasant Hill, CA. In the event you have a question or concern, please contact the office at 686-4235. Normal office hours are 9:00 AM to 5:00 PM Monday through Friday. Voice mail is available 24 hours a day and an emergency number is provided for evenings and weekends. Emergencies are defined as a common area problems that may damage or threaten the association. The manager is not available on weekends for non-emergency conversations or responses.

BOARD MEETINGS AND COMMUNICATIONS

BOARD MEETINGS: The Board and Manager meet once a month (or more) to conduct official HOA business. These meetings are open to all owners. Please check the monthly newsletter or call the office if you wish to attend a meeting to find out the time and place. An Annual Meeting is held for all homeowners once a year, usually in March.

MONTHLY NEWSLETTER: Information about meetings, management concerns, and news about the Association is contained in a monthly newsletter that is mailed to all residents and owners. Owners are REQUIRED to advise management when moving, renting or selling a unit so that our mailing list can be updated. A copy of our latest newsletter is provided with the handbook to all new residents.

REQUESTS AND COMPLAINTS: All requests and complaints must be made in writing for documentation purposes. If it involves a rule violation or neighbor complaint, the homeowner must report it to the manager in writing to avoid misinformation and establish a “paper trail” that will allow the board of directors to address the situation in a timely and effective manner. Without such documentation, the board’s hands are tied. Communications must be specific, indicating the who, what, when, and where for each situation or request. It is management’s policy to return phone calls within 24 hours during the week and to provide homeowners with a written response once board action is initiated.

ZERO TOLERANCE POLICY

Our motto “a community that cares” means that as a board and as homeowners, we take pride in our property and we keep it up.

It means we have a Zero tolerance position on drugs, violence and inappropriate behavior. While we realize we cannot (and do not wish to) legislate what you do within the confines of your own home, we do not tolerate violations that infringe on the rights and comfort of other homeowners. This policy means that:

Drugs will not be tolerated here and we have actively worked to remove known drug dealers from our community. If your actions affect others (for instance, filling the foyer with chemical or drug related odors or heavy traffic to and from your unit), the police will be called to investigate.

Violence begets violence and is not tolerated here. If you suspect someone of spousal or child abuse it is your responsibility to let the individual know of your suspicions and warn them that if the violence continues you will call the police. If it continues, you must call the police to investigate and/or report it to the proper authority.

Inappropriate behavior includes but is not limited to public acts of sex, vandalism, graffiti, throwing pool furniture into the pool, leaving dirty diapers, and any type of retaliatory action against a person whom you believe may have harmed you.

We pick up after ourselves and abide by the rules of the association. We don’t throw cigarette butts off our balcony onto the ground. We don’t smoke inside the foyers and laundry rooms. We don’t have loud music and parties that disturb neighbors after 10 PM (unless we invite them ). We keep our dogs on a leash and pick up after them, and in general, take responsibility for our actions.

It also means we each have a right to reasonable privacy within our homes and within our exclusive use common areas. If you have to look through your bedroom windows to see what someone is doing in their back yard, or have to crane your neck to see what they are doing on a balcony or even stand and look through another’s window, you are peeping - and there are still Peeping Tom laws on the books.

ABSENTEE OWNERS

Your lease or rental agreement MUST include notification to your tenants that they are required to abide by all Association Rules and Regulations. Landlords will be charged for damages caused by their tenants to Comstock common areas and may be fined for their tenant’s failure to abide by CHOA rules and regulations. In accordance with our documents, you MUST provide the management office with written notice of any change in status of your unit and/or tenants, along with home and work phone numbers, within 10 days of the date of the change. If the unit is managed by a property management agency, include the name and phone number of the management firm in the communication.

AIR CONDITIONERS

Since we have central air conditioning, no fans or air conditioner units may be installed or used in windows. The central air conditioning units are located on the roof directly above each unit. Access to the roofs is via a permanently attached ladder at one end of your building. These ladders have a protective cover which is locked. While it is possible to access the roof without unlocking the ladder, it is easier if the lock is removed. Call the manager to obtain a key to the ladders.

Repair and replacement of these units is the sole responsibility of the owner. The central air is hooked up through the central heating furnace. There is a filter located at the bottom of the furnace which should be cleaned and/or changed at least every six months to ensure proper operation of your system. In the event your air conditioner runs but does not cool, take a moment to check two things:

• First – is the circuit breaker inside your home ON? It may need to be reset.
• Second – our older units have two 20 AMP fuses that are in a fuse box on the side of your air conditioner unit on the roof. Often, these fuses simply need to be replaced. They are available for $.89 or so at Orchard Supply Hardware and it is worth the cost to replace them before spending $60+ on a service call. (Note: some owners have installed new air conditioning units which may or may not have this feature.)

If your air conditioner makes a loud squealing noise when it first comes on, the compressor unit may be going out on it. You may want to have it checked; some preventive maintenance may extend the life of the unit. If you need to replace your air conditioner, it is vital that an authorized repairman do the work. A completed architectural agreement is also required and the old unit must be removed and disposed of properly. Do not leave it at the dumpsters. Our new Duro-Last roof material takes special handling to make sure that the roof won’t leak around the conduits leading to your unit. If replacement of your air conditioning compressor causes a leak in the roofing system, the cost of repairs and collateral damage will be charged to the homeowner’s account.

ARCHITECTURAL CONTROLS

No part of the Common Area or the exterior portions of any building structure may be altered in any fashion without prior written approval of the Board through the application process for alteration agreement.  This includes, but is not limited to, installation of solar energy systems, burglar alarms, electric garage door openers, screen doors, and the addition of internal laundry rooms or spas. Contact the manager to obtain a copy of the Alteration Agreement.

· PATIOS, BALCONIES Nothing other than planters, patio furniture, bikes or barbecues can be placed on patios or balconies without the prior written approval of the Board. Planters in excess of 20 lbs may not be placed on the outside edges of front balconies since these balconies are cantilevered. The interiors of all patios and balconies must be kept clean and free of debris.

· BACK YARDS Nothing shall be constructed or located inside the fence line of exclusive use back yard areas that is affixed to the building and/or extends above the fence line without the prior written approval of the Board. Free standing sheds are prohibited unless they are below the top of the fence line. All yards shall be weeded as necessary at the beginning of summer to eliminate fire hazards. Residents may install decks (on piers and not attached to the building), pavers, and landscape materials without Board approval. Owners are responsible for pruning trees and shrubs planted in these back yard areas.

· SIGNS Other than customary and reasonable signs advertising any Condominium for sale or rent, no sign of any kind (including political) shall be displayed to the public view on or from any Unit or Common Area without the prior written consent of the Board.

· WINDOW COVERINGS AND SCREENS Association Rules require maintenance of a uniform color of window covering and appearance of the exterior view of windows and screens in the Complex.  All drapes, curtains, window coverings, shutters, or blinds visible from the street or Common Area shall be beige, white or off-white in color or lined in beige, white or off-white.

- Solar window coverings will be permitted only if such covering is a non-reflective, 70% gray color.

- Nothing may be attached or hung from any part of an exterior Common Area building or structure without prior written approval of Board (i.e., exterior sun shades or awnings are not allowed unless approved through the alteration agreement process).

• Screens are required on all windows. Maintenance of screens and screen doors are the responsibility of the owner.

Installation of interior screen doors (inside foyers) requires written neighbor approval. No special “sun” screens may be installed without prior permission from the board.

· WINDOW REPLACEMENT Due to the fact that we have stacked windows with a lower picture (with a grid), and we require a narrow frame, we have found and approved a new vinyl replacement window for Comstock.

The only authorized replacement window is built by ANLIN (Catalina series - narrow frame) in Almond (except for the small bedroom window which must be Anlin Coronado). Note: The Egress Catalina window is not an acceptable subsitute for the Anlin Coronado because the windows are not evenly divided and it has a full screen instead of a half screen. Two suppliers who have already inspected our buildings and provided the association with significantly discounted prices include: West Coast Windows – (925) 681-1776 and Aames Windows – (925) 671-7995

You are NOT restricted to these two dealers however. If you find another authorized dealer for Anlin (there are several), you are free to work with them. The requirement is solely for the Anlin Catalina series windows. Any factory authorized dealer may install them.

Remember, you must have completed an architectural request form AND received it back as approved before contracting for your windows. It is also your responsibility to ensure that the windows installed meet our specifications.

BUSINESS IN THE HOME No business of any kind whatsoever shall be established, maintained, or operated, carried on, permitted or conducted on this property. Residents may use part of their homes for business purposes, but such use must not be evident from the exterior of the home. Business traffic to and from the home is not permitted, nor is using Comstock as a business address. The exception to this rule is Child Care as governed by existing State and Federal Law.

CHILDREN'S PLAY AREAS

COMMON AREA

Often owners are not aware of what they own or how their home fits into the general scheme. Ownership at Comstock consists of the internal space of your unit, along with an undivided interest in the common area of the entire project. Per the CC&Rs, two bedroom units own a .8210% interest and three bedroom units own a 1.0195% interest.

The Association is responsible for maintaining all common areas except those designated in the CC&Rs as "Exclusive Use Areas". The COMMON AREA consists of all the real property including improvements and air space not a part of the Units. These areas include the pools, laundry rooms, landscaping, entry foyers, driveways, and garages, etc. EXCLUSIVE USE AREAS are those portions of the Common Area designated by deed or otherwise as for the exclusive use of the Owners(s) of a unit such as doors, windows, light fixtures, storage areas, air conditioning and heating, etc. A more complete listing is included in your CC&Rs.

COMMUNITY LIVING

It is sometimes hard to remember that just outside your door - or on the other side of a wall, other people are living, working and sleeping. NOISE is always a problem in multi-family dwellings. Here particularly, enclosed foyers act as echo chambers, as do the buildings surrounding the even side pool. Noises are amplified by this effect and do, in fact, affect many. Volumes, especially bass, on your stereo should be kept down. Please be considerate of your neighbors. Many work at home, or work night shifts, etc. Here, we truly are our neighbors' keeper. Cooperation is the key word.

When problems occur, speak with the offender and if necessary lodge a formal complaint in writing with the Board of Directors. The manager does not mediate disputes between neighbors. Continuing or unresolved problems (barking dog, loud radios, noisy parties, etc.) should be reported to the Concord Police Department if repeated attempts to resolve the problem fail to yield results.

All VANDALISM to common area property should be reported to the Board of Directors and the Concord Police Department. Give the name and address of the vandal, if known.

Should a burglary occur in your home, notify the Concord Police Department immediately and also report the incident to the manager so we can notify other residents to practice "Neighborhood Watch" principles. Please keep doors and windows locked at all times. The manager does NOT keep keys to any units (doors or mailboxes). If you lose a key or wish to replace one, you must contact a locksmith.

See PETS for information on animal control.

DUES AND FEES

Homeowners pay monthly dues to the Association. These dues provide funds for the daily operation of the Association and fund the necessary Reserves to meet future repair and replacement obligations. Included in your dues is:

· all water for homes (including HOT WATER), pools, and landscaped areas

· maintenance services for common areas, buildings, fences and pools

· administration and management of the association business

· fire insurance on all buildings and liability insurance on the complex

· earthquake insurance on all structures

· landscape maintenance and replacement

· gas and electricity for laundry rooms and all common areas

· reserves for the eventual repair and replacement of roofs, driveways, pools, fences, painting, water heaters, pumps and other common area responsibilities

Dues are to be paid by owners on the first day of each month and are considered delinquent if payment is not received by the 15th of the month for which they are due. Delinquent assessments are subject to a late fee, interest and collection fees if payment is received after the 15th.

The Board rigorously monitors payments and enforces a lien policy which provides for a lien to be placed on property for delinquent assessments that are 30 days or more overdue. Owners incurring a lien are also responsible for the costs of placing and removing the lien. If owners experience a problem that may prevent them from making their monthly payment, it is important to contact the manager and make arrangements with her to avoid these additional lien fees.

All homeowners receive a monthly statement for their account. Dues payments are sent directly to First Bank, PO Box 25385, Santa Ana, CA 92799-5385 and credited to your account promptly. The Bank also will electronically transfer dues from an owner's individual bank account if so desired. Condominium Financial Management (CFM) is employed to handle all billing and accounting for the Association. Questions regarding ALL accounting matters should be directed to CFM at (925) 229-4900. Their office is located at 1320 Arnold Drive, #242 Martinez, CA 94553.

FEES are paid whenever you refinance or sell your unit. Standard fees include the following:

- $75 demand fee/$100 transfer fee (subject to change by CFM)

- $25 completion of HOA Certification fee

- $2 per copy for back newsletters (start a file and keep a year’s worth on hand!)

- $5 per copy for minutes (may be inspected at office at no cost)

ENFORCEMENT POLICY

In order to maintain our property values and quality of living, the association fairly and equitably enforces rules through out our community. Here is the enforcement and fine policy for violating the rules contained herein, and/or stated in our governing documents (CC&Rs). Residents are encouraged to speak to their neighbors to communicate the fact that there is a problem. If that doesn’t resolve the issue, it must be put in writing to the management office.

First offense: If the situation warrantes, a personal phone call or letter is generated to ensure that owner/residents are familiar with the rules.

Second offense: A warning letter citing the problem and requesting correction within a specified time frame.

Third offense: A letter requesting owner attend the next Board meeting for a hearing before the Board of Directors and correct the violation. Failure to do either may result in a $25.00 fine and/or loss of association privileges.

Fourth offense: A fine of $50.00 may be assessed.

Continuing offenses: Fines of $100 may be imposed at 10-day intervals until the problem is rectified.

GAS & ELECTRIC SHUT OFFS

The location of gas and electric shutoff is posted in laundry rooms. Please familiarize yourself with these locations. YOUR POOL KEY opens the locks on the PG&E meter doors and opens the locks on the gas meter closets at the end of some buildings.

• GAS shutoffs are located by the meters either underground in the sidewalks or in a small closet located at one or the other end of your building. When the valve is IN LINE with the gas line, gas is turned on. When it is ACROSS the line, gas is off.

• PG&E main power switches for each unit are located inside a closet either in the center foyer of 12 unit buildings or under the stairs at 6 and 4 unit buildings.

See Plumbing for information on water shutoff valves.

GARAGE SALES

Garage sales or any other special event involving use of the Common Area must receive prior written approval of the Board.

INSURANCE

Comstock's Master Policy provides over $11,000,000. of protection on common area property. Replacement is covered to the extent of what was initially installed according to original plans and specifications such as built-in appliances, kitchen cabinets, carpeting, painted walls, structure and exterior. Earthquake insurance coverage is also included in our monthly assessment.

In case of fire, protection is extended for the interior walls, etc., but NOT for upgraded items such as carpeting or wallpaper. Water damage caused by overflowing sinks or toilets is NOT COVERED under the Association's policy and the Association assumes no responsibility for such damage. All homeowners should have individual insurance policies to cover their personal property, improvements, liability and loss assessment. These type of policies usually cover water damage sustained from toilet overflows or leakage that is not covered under the HOA master policy. Renters should also carry individual policies. Absentee owners may want to have additional coverage for loss of rental income.

CERTIFICATES OF INSURANCE are often required by your mortgage company. These certificates must be obtained from the insuring agent. Call the manager to obtain the name and phone number of our current agent.

Each unit should have a minimum of two SMOKE DETECTOR(S) installed in the unit. These alarms must be checked periodically to assure they are in constant working order. Smoke Detectors are installed in all common foyers. Batteries are replaced annually. If you hear one of these units beeping, please contact the manager so it can be checked.

IN CASE OF A FIRE OR EMERGENCY, ALWAYS CALL 911. Then notify management of the problem. Contact the Board of Directors through the manager prior to making a claim against our Master Policy or before contracting for repair or replacement.

LAUNDRY FACILITIES

The association provides coin operated laundry machines in each building. There are two sets in each 12 unit building, and one set in each of the other buildings. Machines are for the use of RESIDENTS ONLY.

These machines are leased to us and we receive a percentage of the income they produce to help reduce our water and electric operating costs. If a machine is broken and is not reported, it not only doesn't do laundry, it also doesn't make money! Please put an "OUT OF ORDER" notice on the machine with the date and time noted. Anyone can call and report outages, the sooner the better.

PROMPTLY REPORT outages to the toll free number posted in laundry rooms. (1-800-652-1322) Please use the number which is posted on each machine and provide the unit address where the machine is located when reporting the problem. This will help expedite repairs. If the contractor does not respond in a timely manner (usually 24 hours) please follow up with another phone call and let the Manager know. It is most helpful to put a note on a machine which is "OUT OF ORDER".

Please remember that people live directly over these facilities. Laundry facilities should not be used between the hours of 11 PM and 7 AM. Laundry doors should be closed at all times.

MAIL BOXES

Gang style mail boxes are located inside the foyers. Homeowners are responsible for both the doors and keys to these mail boxes which are made by “American Device” and take a standard mail box type lock available at most lock shops. New doors can be ordered from a mail box supplier (check your yellow pages). If you do not have a key to your mail box and need to change the lock, you will need to catch the mail person (usually between 11:30-1:00 PM) and access your box while the large box is open. To pull out the old lock, just use a pair of pliers to pull the clip off which holds the lock in place.

MAINTENANCE OF EXTERIOR

The Association employs people to clean foyers, laundry rooms and entrance ways weekly. Pools are serviced once a week in winter and twice weekly in summer. A landscaping service maintains the grounds on a weekly basis. We have a couple of contractors who assist us in repairing garage doors, do minor painting, remove bee swarms, and perform general building maintenance. If you see problems in these areas, please report them, IN WRITING, to the Manager. The more "eyes" the better!

PARKING AND COMMON AREA DRIVEWAYS

Speed limit within the Complex is 5 mph.

No motor vehicles shall be parked or left unattended in driveway or Common Area not specifically designed as a parking area.  Such vehicles are subject to immediate tow at owners expense.

No automotive maintenance (except for washing/waxing) may be performed on the Common Area lots or in enclosed parking spaces without the prior written approval of the Board.

USE OF PARKING SPACE

Enclosed parking spaces shall be used solely for parking of automobiles, bicycles and motorcycles.  It is important that garages not be used for storage. (Separate storage units are provided for each residence). NO FLAMMABLE ITEMS may be stored in garage areas. Would you like to be living overhead of a gas can's explosion or paint rags spontaneously combusting? Neither does anyone else. Garage policies are strictly enforced by the Board and the enforcement policy includes a fine. We need your cooperation in this area.

Enclosed parking spaces shall be kept free of debris at all times and shall be maintained with DOORS CLOSED, except as is reasonably necessary for ingress and egress. Theft and vandalism are also recurring problems. KEEPING GARAGE DOORS CLOSED reduces the temptation and access to garages. It is also an important part of the complex's overall appearance. Please help protect your property as well as your neighbors by closing these doors every time you use them.

Exterior parking spaces are to be used solely for parking of automobiles/motorcycles.  (Only one vehicle permitted per stall.)  No inoperable vehicles, boats, trailers, campers, golf carts or other recreational vehicles shall be parked or stored in any part of the Complex, including assigned or deeded or enclosed parking spaces.

PARKING is a problem. There never seems to be enough. Spaces marked "Private" are owned by specific units and MAY NOT BE USED BY ANYONE ELSE - (no, not even for a "minute"!!!) Spaces marked "Guest" are available for residents and guests on a first come-first serve basis. There are very few of these spaces available so there is a 72-hour limit to parking in one of them (see Towing Policy). These spaces will not be rented or sold.

PEST CONTROL

The Association is responsible for common area pest control; homeowners are responsible for pest control on the interior of their unit.

Ants & Spiders: We spray monthly the front and sides of the building for ants and spiders. Since back yard areas are not accessible, they are not routinely sprayed. If you experience problems inside your condo, the pest control company will come in and treat your home for you for a very reasonable fee. You can call BugZappers at 825-2847.

Termites: If you receive a pest control report indicating there is a termite problem, please fax or mail a copy of it to the management office. The association is responsible for the control of termites and the repair of related collateral damage.

Roof rats: These vegetarian critters live in the trees and ivy everywhere around us. They sometimes find their way into a unit either through a roof vent (usually through an opening from the roof down into your heater closet) or up from the ground by way of pipes. First, try to determine where they are gaining access. Check for holes around pipes under your sinks and especially behind the dishwasher. Fill them with fine steel wool or seal them with caulking. If they are coming through a vent, you can put a piece of screening into it to block access and still provide air flow. It’s a good idea to check all sheds periodically for nests. The association does not recommend baiting for mice and rats since they can eat the bait and then die inside a wall creating a very noxious problem for the owner. If you have a tree in your back yard, it is imperative that you prune it annually to keep it at least 3’ from all roof tops to help eliminate access to the roofs from nearby trees.

PET CONTROL

PETS where close-community living is involved need some special consideration. Dogs, by law, must be on a leash any time they are taken into "common areas" of the complex. This not only protects other people and pets, it also protects you against possible injury lawsuits. Please note, all instances of injury by dogs that have occurred here (one resulted in the death of another pet!) involved unleashed dogs that "never bit anyone/thing before!"

Each household is authorized a maximum of two pets (small dogs (under 25 lbs), cats, or a combination thereof), provided they are maintained as house pets and kept under control at all times. No animals of any kind shall be raised for breeding purposes (aquariums excepted). Under no circumstances may a pet which is obnoxious or annoying to other owners be kept on the property.

All dogs within the Common Area must be under leash control as noted above, at all times.  This rule is established for health and liability reasons. The Association (or any Owner/Resident) may, after making a reasonable attempt to notify the Owner, cause an unleashed dog found within the Common Area to be removed to a pound or animal shelter under the jurisdiction of

the City of Concord and/or County of Contra Costa, by calling the proper authorities, whereupon the Owner may, upon payment of all expenses connected therewith, repossesses the dog.

Cats must be maintained inside the unit and may not be allowed to roam the common area property. Stray cats will be routinely trapped and removed to a pound or animal shelter.

You are also responsible for cleaning up after your animal. Our few grassy areas are NOT pet toilets, nor should your deck or back yard be used as one. Children play in these areas and you have neighbors who have to live with the smell, the mess, and the health hazards. Violators who do not comply with this rule may incur a fine.

TO FILE A COMPLAINT WITH ANIMAL CONTROL, CALL 646-2995. THERE IS A FORM TO COMPLETE AND RETURN TO THEM FOR FOLLOW UP. PLEASE COPY THE MANAGEMENT OFFICE WHEN YOU FILE THIS COMPLAINT. IF THE PROBLEM IS SEVERE, GET YOUR NEIGHBORS TO FILE THESE COMPLAINTS ALSO FOR MORE PROMPT AND RESPONSIVE ACTION BY ANIMAL CONTROL.

PLUMBING

The interior of each unit is the sole responsibility of the owner. Our most common maintenance problem involves sink and toilet back-ups which can create quite a messy problem inside a unit, one for which the association has no insurance nor do we reimburse owners for any damage incurred as a result of these backups. Grease and food particles from a garbage disposal that is not used properly, and hair are the worst culprits. Since all of our pipes are linked to one another, what happens in your unit can and does affect others in your building.

Preventing stoppages is the most effective measure. Residents and owners should establish a program to use drain cleaner in sinks, tubs, and showers on a regular basis with a commercial drain cleaner. The key is frequency of use and following product directions. Following are a few helpful suggestions:

1. Do not pour grease down any sink drains. Dispose of it by putting it in a disposable can or jar, let it harden, then throw it out with the trash.

2. Use a drain cleaner on a regular basis on all pipes. Remember, only a liquid cleaner can be used with a disposal unit. Once every six to eight weeks is a good rule of thumb.

3. Be sure to run the disposal before starting the dishwasher. The force of the hot water from the dishwasher can force large particles into the drain.

4. Be sure to run plenty of COLD water when running the disposal; before you turn it on, and also for 5 seconds or so after you turn the unit off. This helps wash out all of the remaining particles.

5. Do not dispose of diapers, tampons or other materials in the toilet.

6. At the first sign of a back up problem, call a plumber. If the plumber finds the problem in a common line, you may submit the bill for the service call to the Board and request reimbursement.

The following plumbers have worked out here at Comstock and are familiar, for the most part, with our common water line and clean out systems. They will NOT charge the work to the association (even if we have an account there) without the authorization of the manager. Make sure the plumber notes the location and type of problem encountered so there is no question about reimbursement. Inclusion on this list does not guarantee a timely response! Response is based on each business’ workload and employee availability.

Contra Costa Sewer and Drain 689-2009

Drain Patrol 676-2143

· HOT WATER HEATERS

Each building is served by one central hot water heater which is located in the laundry room. If you observe water coming from one of these water heaters, please contact the manager immediately. WATER CONSERVATION is a way of life these days, however, it is particularly important during peak hours of hot water usage. If you continually experience a lack of hot water, call the management office so we can have the heater checked out. Access to these heaters is by way of the garage adjacent to the laundry room and must be left accessible. Note: There are recirculating pumps attached to hot water heaters. If the water will be off for more than ½ hour, the recirculating pump should be shut down and restarted when water service is returned.

· WATER SHUT OFF LOCATIONS *

Water shut offs are located at the front of the building. In 8 & 4 unit buildings, the shut off valve will shut down both hot and cold water to the whole building. Unless an extreme emergency exists, notify all residents prior to shutting this valve down! This includes checking to see if the laundry machines are running and if so, opening the lid to halt operation until water is restored.

In 12 unit buildings there are two water shut off valves. The one not connected to the hot water heater will only shut off cold water to a portion of the buildings. The valve located outside the laundry room where the hot water heater is located will shut down both hot and cold water to the whole building.

POOL RULES

The Comstock swimming pools are reserved for the private use of Owners/Residents and their guests.  Violators will be asked to leave the pool and the authorities will be contacted.  Pools may not be reserved for individual private use.

• No lifeguards will be on duty. Swim at your own risk.  Hours are 10:00 a.m. to 10:00 p.m.

• The pool on the even side of the complex is reserved for adults only (over 18 years of age). The large pool on the odd numbered side is open to all residents. Children under 14 years of age must be accompanied and closely supervised by a parent or adult guardian (over 18 years of age) at all times.  THIS IS A STATE LAW.  Violation of this rule may force closure of the pool.

• Animals are not allowed in the pool or pool area.  Bicycles, skateboards, Frisbees, any type of ball, roller-skates, or other toys are not allowed in the pool or pool area.

• Food and glass containers are prohibited in the pool area.  Drinks in plastic or paper cups are permitted.  Debris must be promptly deposited in waste containers.

• Small floating mattresses will be allowed until they create a nuisance.  Children's plastic swimming or safety devices are permitted.

• Swimwear only allowed in the pool.  No unhemmed shorts or "cut-offs" are permitted.  Parents are required to keep diapers and plastic pants on infants.  Remove suntan oil and hairpins before entering the pool.

• Absolutely no "horseplay" -- running, spitting, undue splashing, etc.  Violation of these rules will result in a fine or a loss of pool privileges.

• Ensure that the pool gate is kept closed and locked at all times.  Do not climb the gate or fences.  Entering in this manner is trespassing and will be treated as such.

• Anyone caught vandalizing the pool or the pool area will be prosecuted.

• Residents, the Manager and the Board Members have the authority to remove any person from the pool or pool area who is offensive, intoxicated or unauthorized to use the pool.

• Residents are responsible for the actions of their guest.

• All guests must be accompanied by an owner/resident eighteen (18) years of age or over. Guests are limited to three guests per household.  Same guests are limited to four visits per season.  If the guests will be staying on the premises, arrangements may be made for more frequent use.  Other exceptions must be approved by the Board of Directors.

• Pool Keys are issued to each unit at the cost of $5.00 each.  It is the responsibility of the owner to see that their renter has a pool key.  Key control is necessary to protect the Association from liability.  Please contact the Management office if you have any questions or need a replacement key.

TOWING POLICY

The Association contracts with a tow company to enforce parking regulations. The tow company is authorized to make RANDOM PASSES through the complex and to remove vehicles parked in unauthorized parking areas. ANY RESIDENT or the MANAGER may call the tow company and request a random pass be made to pick up a vehicle which is parked in common area driveways or may be blocking entry to your designated parking space. No signature is necessary when the tow is made.

If a car is parked in your PRIVATE PARKING SPACE and you wish to have the vehicle towed, you must call the tow company and be prepared to sign for the tow. The tow company's phone number is posted on all No Parking signs.

Vehicles are subject to immediate tow without warning if they are blocking entrance or exit to garages or driveways, parked in fire lanes, or parked in another’s Private parking space. All driveways are considered fire lanes and are marked as such.

Inoperable vehicles (defined as encased in plastic, broken windshield, under repair and left untended, flat tires, etc.) or vehicles which are leaking hazardous fluids are subject to tow within 24 hours regardless of where they are parked.

Vehicles are subject to tow within 72 hours if left parked in unassigned common area parking spaces over 72 hours. Unassigned exterior parking spaces are for the use of residents/guests only on a daily basis. Cars parked in unassigned exterior parking spaces for over 72 hours without being moved are subject to notice and towing at the owners expense.

Unlicensed and/or unregistered vehicles (without current registration) are prohibited anywhere in the complex. Garages and/or private parking spaces are not for storage of such vehicles. Such vehicles are subject to tow within 10 days if not moved from the premises or owner shows proof of current registration.

Recreation-type vehicles, (boats, jet ski's and commercial trucks, etc.) are prohibited anywhere in the complex including private garages and are subject to 72 hour tow.

For information on towed vehicles, contact the Comstock HOA office at (925) 686-4235, the tow company, or the Concord Police at (925) 671-3220.

TRASH DISPOSAL

Trash bins are located on each side of the complex and are emptied Monday, Wednesday, Thursday & Friday or Saturday depending on location. Drivers will not pick up anything off the ground so all trash must be in the bins.

Also, please break down cartons and put them to the side in the enclosure. Cardboard recycling is limited to the corrugated type. Cereal and pizza boxes, etc. should be disposed of in the dumpsters.

If you have a large item(s) (furniture, carpet, toys, etc.) that will not fit into the bin, please call the manager and request a SPECIAL PICK-UP or call Concord Disposal directly at 682-9113. They will pick up the item(s) and bill you directly. If the association coordinates the pick-up, the charges will appear on your next monthly assessment invoice. We always arrange for a free special pickup of Christmas trees the first week of the new year.

Recycling is a reality. We ask that you use the bins provided at each dumpster area. The Blue bins are for newspapers. The green bins are for glass, aluminum, and plastic with the recycling stamp.

Disposal of large amounts of debris from back yard tree trimming (the responsibility of the owner if the tree is within your fenced area) should be arranged with the contractor who prunes your tree. DO NOT PLACE this debris in community trash bins.