Governance
There are three (3) sets of documents which govern our community known as The Woodlands on Giggleswick at Edison, NJ. They are the Rules & Regulations, Master Deed, and the By-Laws. All Homeowners should have a copy of the documents and upon the sale of a unit; the documents should be given to the new Homeowner(s).
From time to time, rules are adopted by the Board. These rules are meant to protect the living environment of your community, and may involve guidelines regarding parking and vehicles, pets, modifications, garage etc. Since the Common Elements are owned and maintained by the Association, any intended changes or modifications must meet Board approval. The purpose of the guidelines is to control and protect the visual integrity, safety and common rules to all Homeowners of the community.
The Master Deed and By-Laws also contain restrictions and governance regulations. Please review them by login in to Homeowner’s section if you do not find a topic here that you have a question about in the Rules & Regulations.
Complaints: Any complaint regarding violations of these Rules and Regulations by any Homeowner or Lessee shall be made in writing to the Association Agent acting through its Board which shall then take such action as it deems advisable. If you feel that someone is in violation of the Rules and Regulations please write to a Board member and report the violation. Complaints can also be submitted via email to community Property Manager or at [email protected]
Communication: These schedule for Open Board meetings, Board Meeting Minutes, Budgets, Financials and more information can be found on the website within the Home Owners Section. We will be now using e-mail as an important way to communicate. If you wish to receive e-mail communications, please sign-up for the same during the Home Owners Registration Process or write to [email protected]
The definitions of terms, copy and explanation for each type of document is provided below –
Common Elements
The Condominium property consists of three separate elements. Common Elements belonging to the Association include grass areas, fences, sidewalks, roads, and building exteriors. Limited Common Elements include driveways, patios, original decks, and front walks. Restricted Use Elements includes the interior airspace of each unit. This is defined as all airspace within painted walls.
The Association
Your Condominium Association is a non-profit corporation registered with the New Jersey Department of Community Affairs. It is managed by a Board of Directors and our contracted Property Management Company whose purpose is to oversee the maintenance and operation of all common elements and facilities. The Board is also responsible for governing your community in accordance with the provisions of the Master Deed, Association By-Laws, Rules & Regulations and Amendments thereof.
The Rules and Regulations
The Rules and Regulations are an interpretation of portions of the Master Deed and By-Laws of The Enclave at Edison Condominium Association, but is not intended to limit or otherwise modify any of the provisions contained in the Master Deed or the By-Laws.
The Rules and Regulations have been formulated and defined to assure the comfort, convenience, safety, privacy, and general peace of mind associated with dignified living of the Home Owners. Please access the Rules and Regulations document for the Woodlands by login into the Homeowner’s section.
Master Deed and the CC&R’s
The Covenants, Conditions, and Restrictions (CC&R) commonly referred to as the “Master Deed” are the legal documents that determine the guidelines for the operation of your community as a non-profit corporation. These guidelines are included in the title of your property, and cannot be changed without proper action by the Board or by a vote of the Condominium Association members in Good Standing. All Homeowners must comply with the CC&R’s. Failure to do so may result in fines and/or denial of privileges. Please access the Master Deed document for The Woodlands by login into the Homeowner’s section.
By-Laws
The By-Laws are the guidelines for the actual operation of your Condominium Association. The By-Laws define duties of the various offices of the Board, the term durations of the Directors; the membership’s voting rights, required meetings, as well as numerous other specific items that are necessary to run the Association as a corporation. Please access the By Laws document for The Woodlands by login into the Homeowner’s section.
Board Meetings
WCA Board meets on a regular basis, and as a voting member of the Association, you have a right to voice your ideas and opinions. The Board adheres to all the guidelines dictated by the “Sunshine Laws of the State of New Jersey”. As Homeowners, you are invited to open forum sessions which are held on the night of the scheduled Board meeting, unless otherwise posted by the mailbox corkboard or via e-mail, and on the website. The open Board Meeting schedule is published in advance on our website Community Calendar. You can access the same by login into the Homeowner’s section.
About Maintenance Fee and Assessments
The monthly maintenance fees pays for expenses, including but not limited to ground maintenance, routine maintenance, painting of building exteriors, trash, insurance for all Common Elements, legal and accounting fees, all water charges (residents, pool, lawns etc) and snow removal etc. All maintenance fees and assessments shall be due by the first of each month.
All payments postmarked after the 10th of each month will be charged a late fee. An additional penalty fee will be assessed for each month if the balance remains unpaid. If an account becomes more than two months delinquent, a lien may be put in place on the Homeowner’s property for the amount of the delinquent maintenance fees, plus late fee charges, as well as the legal fees involved in placing the lien. Pre-payments are accepted and will be credited to a unit’s account upon receipt. Your HOA statements can be accessed login into the Homeowner’s section. Should you require any more information or assistance, please contact [email protected]
Returned Checks
In the event a check is returned to the Property Management for any reason, an additional fee will be assessed as per the property management payment setup notification.
Fines
Failure by any Homeowner to comply with these Rules and Regulations shall subject the Homeowner to the penalties provided in the Association By-Laws. Before any fine is imposed by the Board, the Homeowner involved shall be given at least ten (10) days prior written notice in the form of a letter and afforded an opportunity to be heard with or without counsel. A warning letter may be sent to the violators for corrective action at the directive of the Board. In some cases fines can be imposed immediately for violations, as they occur, by the Board of Directors. Any Homeowner, who wishes to appeal a ruling by the Board, has a right to an Alternative Dispute Resolution (ADR) meeting and must contact the Board to initiate this process. Continuous daily violations will be treated as separate daily infractions. Any fine imposed by the Board of Directors may be appealed in writing to the Board of Directors within 10 days of the receipt of the fine notice. Failure to respond within 10 days will result in the forfeiture of the right to appeal the fine. Any fines not paid within 30 days will be treated as delinquent and result in collection proceedings such as liens and other litigation.
Refuse / Trash Information
Woodlands has contracted Republic Service for Trash collection for all unit owners. The Trash is collected as per the yearly published calendar once in a week. The Trash collection day for WCA is Monday (of every week) and usually get collected between 9 am to 3 pm directly from the Homeowner’s courtyard trash cans. Any change in the schedule due to inclement weather or other unforeseen reason gets communicated to the Homeowners via email blast. Homeowners also have the facility to schedule the bulk pick up by calling a Republic Service Account Representative.
Township Recycling Information
Woodlands is supported by Edison township recycling collection agency. The recycling pick up is scheduled once in two weeks. The recycle schedule for WCA is alternate Mondays for our Zone RS1. Further information can be found on Edison township website for zone RS1. Homeowners are required to collect the recycle material in recycle bins and keep it at the curb, night prior to scheduled collection day. The recycle usually gets collected early morning between 7 am – 9 am.
Pool Rules
WCA has a beautiful large open pool. We are usually open up to 14 weeks, usually from memorial day to labour day. WCA pool does not have a life guard and entry is restricted to only Homeowners. All Homeowners are required to sign the pool waiver form. Please find attached pool rules & pool waiver form as below –
Resident Information Registration / Update Form
WCA abord and our Property Management Company is required to have the latest information pertaining to every resident of the community. Kindly use the below form for new resident registration or existing resident information updates (residents, pets, cars parking in the community, communication address etc.)
Move In / Move out Notification Form
It is important to have prior information of residents moving in and moving out from the community for safety, information and convenience of the Homeowners. All existing and new Homeowners are required to submit the Move in / Move out Notification form to the Board and Property Management company prior to move. Please find below Move In / Move out Notification form –
Satellite Streaming Antenna Installation request procedure & Waiver form
All satellite streaming dish / antenna installations must be approved in writing by the board and/or Property Management Company prior to the installation. Please send an email requesting antenna/dish installation permission to [email protected] along with below waiver form –