House Rules

Preamble

The intent of these rules is to set guidelines to encourage mutually respectful behavior between cooperators. It is expected that everyone will follow the rules, and that cooperators will act responsibly, discussing differences with their neighbors and resolving disputes on their own. Where this does not work, parties with a dispute should seek mediation with a third party cooperator. If the dispute still cannot be resolved, then the Board of Directors will make a ruling consistent with what is written here and in the by-laws or lease.

Enforcement is the responsibility of the Board of Directors. It is up to the Board to decide if, when, and how to impose remedies, including negotiation and/or monetary or other penalties.

No member of the Board of Directors shall be involved in decisions or rule-making on issues in which he or she is in dispute with another cooperator.

Rules

1. NOISE. Cooperators shall keep noise to a level that does not cause an unreasonable disturbance to their neighbors.

1. During the peak season, defined as Memorial Day weekend through Columbus Day weekend, construction is not permitted on Saturdays, Sundays or holidays. On weekdays, construction shall be conducted only between the hours of 9:00 AM and 6:00 PM.
2. Keeping in mind the close proximity of our units, cooperators should consult their neighbors when planning small but noisy projects (such as putting up shelves or fixing screens) on summer weekends in order to set mutually agreeable hours. All such work shall be carried out only between the hours of 10:00 AM and 5:00 PM, except in cases of emergency.
3. Cooperators shall neither install any mechanical equipment (fan, air conditioner, etc.) nor operate any musical instrument or sound-producing equipment (TV, radio, CD player, etc.) which creates a sustained noise measured at the center line between units or 20 feet from the source of the noise, whichever is shorter, of more than 50 dba measured on an "A weighted" curve. When a noise complaint is made to the Board of Directors, the President shall arrange for noise testing, and share the results with the Board of Directors and involved cooperators.
4. Any gas-powered recreational vehicles, including dune-buggies, snowmobiles, etc., shall be limited to the area behind the swimming pool, and operators shall follow all state and federal laws regarding operation and safety.
5. Generators, not to exceed a decibel level of 65 dba, may be used, in an emergency, ONLY between November 1 and April 15. As described in the lease Clause 21(a), all external installations must be approved by the board. (Added May 27, 2012.) (Repealed September 1, 2018) (Note: Generators installed between May 27, 2012 and September 1, 2018 may continue to be used pursuant to the terms of House Rule 1.e. However, prior to the sale of shares associated with said unit, any such generator will be removed, at the Colony’s expense.)

2. GARBAGE. Ordinary household garbage shall be put in plastic bags and disposed of in the dumpster. Recyclable items shall be put in the recycling shed as per the Buffalo Colony and Sullivan County recycling rules. (See end of this document.) Cooperators must take bulk items to the town dump or make individual arrangements with the caretaker for him to do so at their own cost. Construction debris is also the responsibility of the cooperator. It shall be removed promptly, and maintained in a neat and orderly fashion prior to removal. No personal items may be stored in the casino or recycling shed. See Sullivan County Recycling Rules.

3. SEPTICS. To protect the colony septic systems, toilets and sinks must be used only for the purposes for which they were constructed. Nothing else shall be thrown into them (for example, sweepings, garbage, cigarettes).

4. ANIMALS. No animals (except dogs, cats, caged birds and other common household pets) may be kept without written permission of the Board of Directors. Dogs shall be kept on leashes. Cooperators are responsible for cleaning up after their pets. The right to keep any individual animal may be revoked upon reasonable determination by the Board of Directors.

5. TOURS AND AUCTIONS. No group tour or exhibition of any unit or its contents shall be conducted; neither should any auction sale or yard sale be held in or around any unit without the consent of the Board of Directors.

6. OUTSIDE MAINTENANCE. Cooperators shall keep the exterior of their units, including the grounds surrounding the unit, clean and consistent with the general level of maintenance of the community. In case of refusal or neglect by the cooperator to comply for more than ten days after notice in writing from the Board of Directors, such cleaning and/or maintenance may be initiated by the Board of Directors and the cooperator charged for the cost of the work. The Board also has the right to enter the unit if necessary for the purpose of emergency cleanup or maintenance and to charge the cost to the cooperator.

7. LANDSCAPING. Landscaping by the cooperator beyond 20 feet of the leased premises is permitted only with the approval of the Board of Directors. In no event should a cooperator’s landscaping be closer than the centerline of an adjacent unit. The cooperator is responsible for maintaining his or her landscaping.
   
   Vegetable gardens should be planted only in areas designated by Board. People who have plots in the designated vegetable garden are responsible for their maintenance.

8. WINDOW SIGNS. No sign, notice, advertisement or illumination shall be inscribed or exposed on or at any window or part of the unit visible from the outside, except when approved in writing by the Board of Directors.

9. POOL. All people using the pool must observe Buffalo Colony Pool Rules.

10. COLONY EQUIPMENT. Equipment belonging to the Colony may be used only with the permission of the Board of Directors. Cooperators are responsible for any damage they cause to tools and equipment belonging to the Colony.

11. WATER SYSTEM. Except in cases of extreme emergency (as opposed to personal preference), no one may touch any part of the water circulation or pool systems without the express permission of the President of the Board or authorized caretaker. In every case, every effort must be made to contact the President or caretaker before taking such an action. If such an action is taken, the President and authorized caretaker must be notified as soon as possible afterwards.

12. PARKING. Parking is permitted only in the two designated parking areas. No cars may be parked in the area in front of the recycling shed. Parking within the housing area is permitted only for pickup or delivery, for a period of approximately ten minutes. After the Columbus Day weekend and before the Memorial Day weekend cars may be parked next to the units so long as enough space is left to allow vehicles to drive by. Parking is forbidden year-round in the area in front of the recycling shed. Vehicles should be washed only in designated vehicle washing areas. The first offence in any one season will receive a written warning, the second shall result in a $50 fine. Subsequent offenses will result in the vehicle being towed, at the owner's expense, to the parking lot or billed for the expense of dispatching the tow truck. (Added July 18, 2005.)

13. COMMON AREAS. Cooperators are responsible for maintaining all common areas they use (such as the pool, the casino, the meadows, etc.). Personal belongings, garbage, debris, etc. are to be removed by cooperator after use of these areas.

14. RENTERS. Cooperators are responsible for the conduct of their renters, guests, workers, contractors, etc. and should inform them of the Rules. All renters must agree to follow the Rules and sign the renters agreement.
    
    (Added September 3, 2017; revised September 1, 2018.) Cooperators who rent their units or permit the use of their units at no charge must remit a renter/use fee, payable to the Buffalo Colony Corporation, in the following amounts. For rentals/use of less than 1 week (i.e., 1 to 5 nights), the fee is $50. For rentals/use of 1 week or more, $100 for every week (i.e., 2 week rental = $200; 10 day rental = $150). Cooperators must pay these fees and failure to make timely payment may result in the fees being added to the cooperator’s maintenance charge. This fee is waived only for rental/use by immediate family members (i.e., parents, children, siblings).

15. CONSTRUCTION. All requests for new construction or alterations to the exterior of the units must be presented to the Board of Directors and adjacent neighbors with appropriate plans. These range from a simple drawing for a deck (coming soon) to architect's plans for major reconstruction, as determined by the Board.

1. The Board, in granting approvals for alterations, shall require the proper insurance certificates from contractors.
2. The cooperator shall notify contractors of the Colony rules and standards regarding noise and maintenance of the exterior of the premises and shall be responsible for their actions.
3. The Board will take the opinions of the neighbors into its consideration of the project.
4. Paint or siding color choices must fit in with the general look of the colony and also be approved by the Board.
5. Simple window or door replacement does not require Board approval. Interior work, unless it involves work on the structure of the building, does not require Board approval.

16. OUTSIDE FIRES. All outside fires other than grills must be properly enclosed, shall be managed responsibly, and attended by at least one adult at all times until the fire is totally extinguished. The Board may suspend the right to light fires in times of drought.

17. BUG LIGHTS. All units should have a non-glare yellow "bug" light, set with a photoelectric cell, on the front of the unit in a fixture that directs the light down, fully shading the bare bulb. The light must remain on every day until at least 10:00 PM from the Memorial Day weekend through the Columbus Day weekend. In the off-peak season, cooperators need operate outdoor lighting only as they choose. Any necessary electrical work to achieve these changes should be carried out by Columbus Day 2003.

18. SMOKE DETECTORS AND FIRE EXTINGUISHERS. The cooperator must install and maintain in good working order a smoke detector outside each sleeping area and a fire extinguisher in an accessible place. All should be checked for operability every year.

19. FIREARMS. No recreational gun use shall be permitted anywhere on the property, with the exception of air-rifles and BB guns, which must be operated only near the day camp under adult supervision. There is no hunting on the property.

20. CARETAKER REQUESTS. All requests for general colony maintenance shall be made to a Board member, and not directly to the caretaker.

21. CASINO USE. Individual cooperators are encouraged to make use of the casino for any and all casual activities during the day or evening, singly or in groups, which do not interfere with the neighboring units. Children are, of course, welcome to use the facility for play at any time that it is not scheduled for Board-approved purposes. Certain restrictions, however, apply:

1. No hazardous materials, including solvents, are permitted.
2. The casino may not be used for any commercial activities.
3. All use planned for longer than a 24-hour period must be approved in advance by the Board.
4. Cooperators who wish to use the casino for their own social functions, and who wish to invite all other members of the Colony, may, with prior permission of the Board, do so.
5. Cooperators who wish to use the casino for private functions may, with prior approval by the Board, do so at a cost of $100 an hour, with the understanding that they are responsible for individual insurance certification and for cleaning up both before and after the event.

22. COVID-19 SAFETY. Effective immediately and until further notice:
1. Wear a mask at all times while in public areas of the colony. This includes everywhere except within your individual bungalow and its immediate surroundings (i.e. yard, garden, porch, etc.)
2. Maintain 6 feet social distance from one other at all times.
3. Upon arrival at the colony, please remain quarantined at the colony for two weeks prior to visiting any public places in our greater upstate community. This means two weeks without going to the city AND avoiding direct contact with anyone who has recently been to the city.

Approved by the Board May 2020