Q: What is the 9 Independence Avenue Condominium Trust?

A: The 9 Independence Avenue Condominium Trust is an organization established to manage the 9 Independence Avenue Condominium. It was created under the Declaration of Trust dated July 1, 2019, and is recorded with the Norfolk County Registry of Deeds. The Trust is responsible for the overall management and governance of the condominium, ensuring that it operates smoothly and in accordance with Massachusetts General Laws Chapter 183A.

Q: How is the Condominium Trust governed?

A: The governance of the 9 Independence Avenue Condominium Trust is overseen by a Board of Trustees. This Board is composed of unit owners elected by the condominium community. The Trustees are responsible for making decisions regarding the management, maintenance, and financial affairs of the condominium. The Board operates under the guidelines set forth in the Declaration of Trust and is committed to maintaining the quality, safety, and value of the condominium for all residents

Q: Who are the trustees of the 9 Independence Avenue Condominium Trust and when do their terms expire?

A: As of January 30, 2023, the Board of Trustees of the 9 Independence Avenue Condominium Trust comprises the following members, with their respective term expirations:

David Pearson - Term expires at the annual meeting in 2025.

Wang Sun - Term expires at the annual meeting in 2023.

Enkes Shundi - Term expires at the annual meeting in 2024.

Lynda Delaney - Term expires at the annual meeting in 2025.

Kathleen Hawko - Term expires at the annual meeting in 2025.

These trustees are responsible for the governance and management of the Condominium Trust, ensuring adherence to the established rules and regulations, and overseeing the maintenance and financial health of the condominium community. Their roles are crucial in making decisions that affect the condominium and its residents, upholding the community's standards and quality of life.

Q1: What are the general rules for using common areas and facilities at 9 Independence Avenue?

A1: Use of common areas and facilities is restricted to activities permitted by the Board of Trustees. This includes hallways, stairways, walkways, and elevators, which are intended solely for normal and emergency access. No obstruction or storage is allowed in these areas without prior consent from the Trustees.

Q2: Can unit owners make modifications to their units or the building exterior?

A2: Unit owners are prohibited from placing anything on the outside walls, doors, or windows, including signs, awnings, canopies, shutters, antennas, etc., without the prior consent of the Board of Trustees. Any alteration or construction in common areas also requires written consent.

Q3: Are there any restrictions on activities within the condominium to ensure the comfort of all residents?

A3: Offensive activities, nuisances, and disturbances are strictly prohibited in common areas and facilities. This includes making loud noises that could interfere with the rights, comforts, or convenience of other unit owners.

Q4: What are the rules regarding parking and vehicle maintenance within the condominium?

A4: Designated areas are provided for parking motor vehicles, with specific restrictions on playing, lounging, or parking of items like baby carriages, bicycles, wagons, etc. Washing or repairing automobiles within the condominium is not allowed, and no unit owner can park more than two motor vehicles without prior written consent.

Q5: What is the policy regarding personal items in common spaces?

A5: Personal items like clothes, laundry, or other articles cannot be hung or exposed in any part of the common areas. These areas must be kept free of rubbish, debris, and unsightly materials.

Q6: How are safety and maintenance responsibilities divided among unit owners and the Trust?

A6: Each unit owner is responsible for the safety and maintenance of their personal property within the unit and common areas. The Trust, however, is not liable for any loss or damage to personal property.

These FAQs cover key aspects of the rules and regulations governing the 9 Independence Avenue Condominium Trust. For more specific queries or detailed rules, residents should refer to the full "RULES & REGULATIONS" document or contact the Board of Trustees.

Q: What are the rules regarding parking at 9 Independence Avenue?

A: Parking at 9 Independence Avenue is governed by specific rules to ensure the orderly use of common areas. Except in areas designated by the Board of Trustees, the parking of motor vehicles in common areas and facilities is not allowed. This includes a prohibition on playing, lounging, or parking baby carriages, playpens, bicycles, wagons, toys, benches, or chairs in these areas. Roads, parking areas, and driveways may only be used for their normal and intended purposes​​.

Q: How are parking spots allocated at 9 Independence Avenue for residents and guests?

A: At 9 Independence Avenue, each unit is allocated specific indoor and outdoor parking spots. 

Residents are advised to use their allocated spots for parking their vehicles. The guest parking spots are specifically for temporary guests and should be used accordingly to ensure smooth parking management within the condominium complex.

Q: Are there any specific guidelines for using the parking spots?

A: Residents and guests are expected to use the allocated parking spots as per the condominium rules. The indoor spots are generally for residents, while the outdoor spots include allocations for both residents and guests. It's important to adhere to these allocations to maintain order and convenience for all residents and visitors. For any specific parking rules or concerns, residents should contact the condominium's management or the Board of Trustees.

Q: What is the policy on towing vehicles at 9 Independence Avenue?

A: The 9 Independence Avenue Condominium Trust is currently working on establishing a policy for towing vehicles that are parked in violation of the condominium's rules and regulations. As part of this ongoing project, the Trust plans to enter into a contract with a local towing company to manage the towing of vehicles that are improperly parked or violating the condominium's parking guidelines.

Q: When will the towing policy be implemented, and how will residents be informed?

A: The exact implementation date of the towing policy is pending the finalization of the contract with a local towing company. Once the policy is in place, all residents will be duly informed about the specifics, including the conditions under which a vehicle may be towed, the process for retrieving towed vehicles, and any associated fees. The Trust is committed to ensuring that this policy is communicated clearly to all residents and that it aligns with the overall goal of maintaining order and safety within the condominium's parking areas.

Q: What should residents do to avoid having their vehicles towed?

A: Residents are advised to adhere strictly to the parking rules and guidelines of the condominium. This includes parking only in their designated spots and ensuring that their guests use the assigned guest parking spaces. Compliance with these rules will help avoid any inconvenience related to vehicle towing. Residents should also stay informed about any updates or changes to the parking and towing policies once they are officially announced by the Trust.

Q: How is water and sewer billing handled at 9 Independence Avenue?

A: At 9 Independence Avenue Condominium Trust, water and sewer services are billed quarterly by Braintree Water and Sewer. Due to the absence of individual submeters for each unit, the billing for these services is divided among the units based on their common ownership percentage. This means that each unit's share of the water and sewer bill is proportional to the size of their ownership stake in the condominium.

Q: How is the common ownership percentage for each unit determined for water and sewer billing?

A: The common ownership percentage for each unit is typically determined based on factors such as the unit's size or its proportional value in relation to the entire condominium complex. This percentage is used to calculate each unit's share of the collective water and sewer bill received from Braintree Water and Sewer.

Q: Is there a plan to install individual submeters for water and sewer at 9 Independence Avenue?

A: Yes, there is a plan to install individual submeters for water and sewer at 9 Independence Avenue Condominium Trust. This project aims to provide a more accurate and fair billing system, where each unit will be billed based on its actual water and sewer usage rather than on the common ownership percentage.

Q: Why has the submetering project been given a lower priority, and what are the current billing methods?

A: While the submetering project is part of the long-term improvements planned for the condominium, it has been assigned a lower priority compared to other ongoing projects and needs. This decision is based on various factors, including budgetary considerations and the prioritization of other maintenance and upgrade projects that are deemed more immediate. Until the submeters are installed, the condominium will continue billing for water and sewer services based on the common ownership percentage, as per the quarterly bills received from Braintree Water and Sewer.

Q: How is snow removal managed at 9 Independence Avenue, and who is responsible for this service?

A: Snow removal at 9 Independence Avenue Condominium Trust is managed through a contract with Bocash, a service provider specializing in seasonal snow removal. Under this contract, Bocash is responsible for salting and deicing the driveways and walkways of the condominium whenever temperatures fall below freezing. This proactive approach ensures the safety and accessibility of outdoor areas during the winter months.

Q: How is the condominium billed for snow removal services?

A: The billing for snow removal services provided by Bocash is based on the amount of snowfall. The cost varies incrementally depending on the intensity and frequency of the snowfall. For instance, during the mild winter season of the last year, the condominium was billed $18,000, reflecting lower snowfall levels. In contrast, the 2021-2022 winter season, which experienced heavier snowfall, resulted in a total cost of over $30,000 for snow removal services. This billing structure aligns with the actual services required and provided during different winter conditions.

Q: How does this billing affect the condominium's budget and residents' fees?

A: The variability in snow removal costs, based on actual snowfall, is a factor in the condominium's overall budget planning. These costs directly impact the budget allocation for maintenance and services, which in turn can influence the HOA fees or necessitate special assessments in years with unusually heavy snowfall. The condominium Trust endeavors to manage these expenses efficiently, keeping in mind the need to maintain safe and accessible premises for all residents during the winter months.

Q: Who is responsible for cleaning the common areas at 9 Independence Avenue, and what does the cleaning service include?

A: The cleaning of the common areas at 9 Independence Avenue Condominium Trust is managed through a contract with Affordable Cleaning Solutions, Inc., located at 10 Ridgehill Road, Canton, MA 02021. Their services include monthly basic cleaning of the common areas to maintain a clean and pleasant environment for all residents.

Q: What specific cleaning services are provided, and how often are they carried out?

A: In addition to the monthly basic cleaning services, Affordable Cleaning Solutions, Inc. is also contracted to perform a deep cleaning of the 1st-floor carpets twice a year. The carpets in the rest of the common areas receive a similar deep cleaning once a year. This regular deep cleaning schedule ensures that the common areas, especially the carpets, are well-maintained, contributing to the overall upkeep and aesthetic appeal of the condominium.

Q: What should a resident do if they spill something in a common area at 9 Independence Avenue?

A: In the event of a spill in any of the common areas at 9 Independence Avenue Condominium Trust, residents are encouraged to take immediate action to clean up the spill to prevent any accidents, such as slips or falls, and to maintain the cleanliness of the common spaces. Here are the steps to follow:

1. Immediate Action: If possible, residents should attempt to clean up the spill immediately using available materials like paper towels or a mop. This is especially important for spills that could cause slipping hazards or stains.

2. Report the Incident: If the spill is too large to handle or requires special cleaning equipment or materials, residents should promptly report it to the condominium's management or maintenance staff. This ensures that the necessary steps are taken to properly clean the area and prevent any long-term damage.

3. Assistance and Supplies: If needed, residents can check with the board to see if there are cleaning supplies available for use in such situations. Some condominiums keep basic cleaning supplies in accessible areas for quick response to minor spills or accidents in common areas.

4. Follow-Up: In cases of significant spills that may have caused damage or require professional cleaning, residents should follow up with the condominium's management to ensure that appropriate actions are taken for thorough cleaning and repair, if necessary.

By taking responsibility for spills and accidents in common areas, residents contribute to the overall upkeep and cleanliness of the condominium, ensuring a pleasant living environment for all members of the community.

Q: What are the quiet hours at 9 Independence Avenue, and what noise regulations should residents be aware of?

A: At 9 Independence Avenue Condominium Trust, quiet hours are observed from 10 PM to 6 AM, as per the city of Braintree's noise ordinance. During these hours, noise pollution that disturbs the comfort and repose of a reasonable person in the vicinity is particularly discouraged. This includes:

Music/TV & Speaking Volume: Residents should be considerate of their neighbors even outside of quiet hours, as sounds can easily travel through walls, floors, and ceilings due to the building's limited soundproofing. 

To reduce airborne noise, it is recommended to:

• Relocate sound-emitting devices like speakers and subwoofers away from the floors and walls, placing them on tables or sound-dampening mounts.

• Lower the overall volume and reduce bass, as low-frequency sounds travel further.

• Speak softly to avoid your conversations being overheard by neighbors.

Heavy Footed Walking: The impact noise from walking can be amplified through the building's structure. Residents can reduce this noise by:

• Avoiding wearing hard-soled shoes indoors.

• Adjusting their walking style to land with the balls of their feet.

• Wearing soft fabric or foam-soled house slippers.

The condominium Trust appreciates residents' cooperation in maintaining a quiet and respectful living environment. By being mindful of noise levels and the ways in which sound travels in the building, residents contribute to the comfort and well-being of the entire community.

Q: Can I get a duplicate key for the common area mailbox?

A: Yes, you can have a duplicate key made for your mailbox at your own expense. Please visit a locksmith for this. Remember to provide a spare copy of any replacement or duplicate key to the HOA for emergency or maintenance access.

Q: What should I do if I have an issue with my mailbox?

A: If you're experiencing any problems with your mailbox, please contact the HOA to discuss how best to resolve the issue. We're here to help!

Q: Who is responsible for the mailbox, key, and lock?

A: As a general rule, you are responsible for your individual mailbox, including the key and lock. However, if there are special circumstances that make it difficult for you to manage these, please let us know. We will evaluate the situation and mediate a resolution if necessary.