Yes! Please review the Billing and Payment Options memo to see how your Condominium dues can be paid automatically via Debit, Credit or ACH.

Any vehicle parked in the parking lots must display a parking permit hung from the rear-view
mirror. For detailed parking rules, read Policy Resolution 21-02 Parking Regulations. For general information, read the rules below.

Each unit will receive two (2) parking permits for use in their vehicles, and two additional Guest Permits will be issued for temporary use by guests and/or visitors. If you require a replacement permit, please notify management what permit #s are still within your possession so the missing permits can be voided. The cost for replacement permits is $100 each. 

Parking in any common area open space is on a first come first serve basis for vehicles with a valid permit. Vehicles parked without a permit will be towed at the vehicle owner’s risk and expense.

No junk vehicle or other vehicle, on which current registration plates are not displayed, trailer (boat or otherwise), full size pick-up truck, camper, camp truck, house trailer, commercial vehicle, recreational vehicle or the like shall be kept upon any Common Elements.

The repair and/or maintenance of vehicles is not permitted in parking areas.

When moving in or out, do not place storage pods in the parking lots. Storage pods placed in the parking lots will be towed at the unit owner’s expense.

No, under the bylaws, owners, residents, or visitors are not permitted to wash, repair, modify, or detail cars in the parking lots.

Food and other waste should be placed in heavy duty trash bags and be tightly secured before disposal.

Residents must break down boxes before placing them in the paper/cardboard recycling bins. If the boxes are very large, residents must still break them down and stack them next to the paper/cardboard recycling bins. 

Items that are allowed to be placed in the Comingled bins are: plastics (bottles, containers, jars, tubs, lids, pails, buckets, flower pots), glass bottles and jars, bi-metal (steel/tin) cans, aluminum cans and foil products.

When disposing of Christmas trees, place your tree only in front of your building. Do not block sidewalks or streets with your tree. Do not place your tree in the trash corral dumpsters or on the cement pads in the trash corrals.

Residents must take large or dangerous objects to the Montgomery County Waste Transfer Station on MD 355. Examples include: Washing machines, dryers, or dishwashers; computers; TVs; carpeting; wall board; doors; bathroom or kitchen fixtures; construction debris; old paint; or dangerous chemicals. The association has to pay extra to have large or dangerous objects removed. The Waste Transfer Station is only one mile from our condo buildings. 

The fines for leaving unbroken down boxes, large objects, or dangerous items in the trash corrals are: First violation – $25. Second violation – $50. Third violation – $75. Fourth violation – $100. If a tenant does not follow the trash corral rules, the unit owner will be fined.

Security Call Box ( Front Entrances) – call Abaris Realty  (301-468-8919) to have your name and phone number added to the “call box” which will allow you to give electronic access to our building via your phone (by pressing 9).

You can associate only one telephone line with the call box; however, you can use cell phone instead of a landline.

Owners are permitted to keep one (1) dog or two (2) cats or one (1) dog and one (1) cat or two (2) dogs weighing not more than 60 pounds collectively and up to three (3) caged birds.

All dogs and cats must be kept inside their respective Owner’s Unit or upon the Unit’s Limited Common Elements and may be carried or walked on the General Common Elements only on a leash. Owners must clean up after their pets!

Per the Bylaws, between 11:00 PM and 9:00 AM, there shall be no loud or unusual noises.

Maximum Allowable Noise Levels in Montgomery County per Montgomery County noise ordinance are:

• 65 dBA Weekdays: 7am – 9pm; Weekends & Holidays: 9am – 9pm
• 55 dBA Weekdays: 9pm – 7am; Weekends & Holidays: 9pm – 9am

For more information on Montgomery County Noise Ordinance go to: https://www.montgomerycountymd.gov/DEP/contact/noise.html

Please be considerate of your neighbors!

The Association’s snow contract provides for the removal of snow from the sidewalks and drive lanes after an accumulation of two inches. When reasonable and practical, pre-treatment will also be considered and utilized as deemed appropriate. The goal is to maintain the property to maximize the safety of all residents. However, as every winter storm varies greatly and conditions can change quickly, please always give the contractor time to clear the snow/ice; if you must go out before the snow/ice can be cleared, please use caution. Ice melt buckets can be found at each entrance should you need additional traction during winter weather. Please also exercise additional caution during the winter as, even absent a storm, melting snow, or moisture on the ground can refreeze and cause icy conditions. 

While the Governing Documents prohibit residents from making excessive noise, the best option is to call the police to respond immediately to noise complaints and enforce Montgomery County noise ordinances.

If a complaint is made to management, a letter will be sent and a hearing may be called if the issue persists after 10 days but the next step would be participation in a hearing if the Board feels it is warranted and the complaining party must be in attendance to testify.

• Any move in or out and all large deliveries must be scheduled with Management no fewer than five (5) days in advance. Move forms must be submitted along with the required move fees. Read Policy Resolution 04-01 Move In-Out for detailed rules.

• In the two buildings with elevators, 100 and 101 Watkins Pond Blvd., elevator pads must be installed for large deliveries. Residents are responsible for directing delivery drivers accordingly.

• All move-in/move-out and construction activity must be conducted through the service entrance doors at the back of the buildings to prevent damage to the lobbies.

• Articles are not permitted to be stored in any of the halls, staircases, or landings, nor shall any fire exit be obstructed in any manner.

• Offsite owners/landlords must maintain a copy of their current lease on file with the management office.

• When moving in or out, do not place storage pods in the parking lots. Storage pods placed in the parking lots will be towed at the unit owner’s expense.

• Moving in or out is permitted between 9:00 a.m. and 6:00 p.m. The association prefers that moves occur Monday through Saturday.

• The front doors to each building cost the condominium association approximately $18,000 each to purchase and install. Propping doors open when moving in/out or having large objects delivered can and has, at times, damaged the front doors. If a unit owner or a unit owner’s tenant damages the front or rear doors, the unit owner will have to pay for the repairs.

Each unit should have a minimum of 5 keys/devices:

1. Lobby entrance key
2. Lobby fob (oval electronic indicator)
3. Personal Unit entrance key
4. Mail key
5. Service Entrance key

Replacement Door Clickers are $20 each for access to 100 and 101 Watkins Pond Boulevard. Key fobs are $15 each for access to 101 and 111 Watkins Pond Boulevard, and 333 Elmcroft Boulevard. Please send in a written request from the owner of the unit to Kristen Ravarra at kravarra@abarisrealty.com, or call Abaris at 301-468-8919.

Owners are required to send information to Kristen Ravarra at kravarra@abarisrealty.com (or call Abaris at 301-468-8919) in the following format:

[Display Name]
[Address]
[Phone Number]

Signs (i.e. for sale/rent, etc.) are not permitted to be displayed on or from any unit or common areas.

Lockboxes are only permitted to be installed on the handicap parking signs. The lockbox can be locked through one of the holes in the sign pole.

Water shut offs for your unit are located in the laundry room.

For those units with their furnace and water equipment located outside in their balcony closet, remember to:

• For Winter (Dec-Mar) – turn on the small electric heater, located at the base of closet.
• For Spring (Apr-Nov) – turn off the heater.

The water heaters perform a dual function: (1) they heat domestic hot water for dishwashers, washers, showers, etc.; and (2) they provide superheated water that passes through the air handler in each unit. The air handler sends the hot air that the pipes create through your registers.

• Check your water heater frequently for leaks. Have a plumbing company inspect your water heater periodically. Ask the plumbers to set the temperature to correct setting.

• Make sure that the wall heater in the utility closet works. The heater keeps the water heater pipes from freezing and then exploding.

• According to industry standards, water heaters should be replaced every 10 years.

• Monitoring heaters prevents severe damage. Large and small leaks in upper floor units can cause extreme damage to units below. The cost of repairs to damaged condo units has a major impact on the association’s insurance costs and, in turn, condo dues.

Make sure that the doors to your balcony utility closet door are closed when the weather is cold during November through March. Make sure that the in-wall heaters work and that they are turned on.

Click this link for more info on the in-wall heaters.

If you do not keep utility closets warm in cold weather, the sprinkler pipes will freeze and then explode. If you live in a unit above the first floor, the cascading water from the broken pipe will flood the unit or units below yours. The cost of repairs to damaged condo units can significantly increase the Association’s master insurance plan costs and, in turn, your condo dues.

Make sure that you keep the temperature inside your condo set to at least 60 degrees Fahrenheit (16 degrees centigrade).

If you do not keep your water and sprinklers pipes warm, they will freeze and then explode. The cascading water will flood your apartment. Furthermore, if you live in a unit above the first floor, the water from broken pipes will flood the unit or units below yours. The cost of repairs to damaged condo units can significantly increase the Association’s master insurance plan costs and, in turn, your condo dues.

The rules below apply only to second, third, and fourth floor condominium units. The purpose of these rules is to minimize noise transmission between floors. Top floor units in all five buildings have second floor lofts. The rules below do not apply to loft floors.

Owners must install carpeting and/or laminate/wood/bamboo floors with substantial underlying padding in living rooms and bedrooms. An example of padding for floors is: acoustical floating flooring underlayment. Unit owners do not have to install floor coverings in foyers, kitchens, closets, bathrooms, dining rooms, and laundry rooms. In rooms where floor coverings are not required, owners may, for example, install vinyl or tile floors.

Owners may install such materials at their own risk; however, if noise complaints are subsequently received from adjacent residents, the Board of Directors reserves the right to require the owners to install additional padding, rugs, coverings, etc. The Association’s bylaws and Montgomery County have established quiet hours. The hours are weekdays 9:00 p.m. – 7:00 p.m., and weekends and holidays 9:00 p.m. – 9:00 a.m. During quiet hours, sound within units must be kept below 55 decibels.

In consideration of the owner underneath your unit, you are encouraged to install as much padded flooring as possible in your unit. You are also strongly urged to cover laminate/wood flooring with area rugs.

No, you must pay for your own cable service. Each unit has access to two different cable carriers: (1)
Comcast; and, (2) Verizon Fios.

Yes, with certain limitations.

• We prefer that you use a dish mounted on a tripod.

• You can attach a dish antenna to a balcony railing if that is the only way you can obtain reception. When you remove the antenna, you must repair any damage the mounting caused.

• Flower boxes can be hung on railings but the boxes must be inside the railings.

• No storage on balconies is allowed.

• Furniture in good condition can be used.

Yes, but with certain limitations.

• You cannot attach lines to balcony walls or railings.

• You cannot hang laundry on railings.

• You can use drying racks.

The Condominium has a rental cap. Please check with Management to determine if the limit has been reached. To be added to the rental wait list, please submit the rental wait list form to management. Note, to be eligible to rent, an owner must first reside in the unit for a minimum of one year. Please refer to the Bylaws for the full list of leasing requirements.

King Farm Condominium is governed by elected volunteer owners who are responsible for all operations of the association and ensuring the community governing documents are followed and enforced. The board is elected from and by the homeowners of the community at the annual meeting. 

Any owner in good standing can run for and be elected to a position on the Board.

• Attend the Board of Director meetings.

• Stay up-to-date by reading meeting minutes, budgets, notices and announcements from the Board and Property Management.

• Run for open Board positions or join committees with your fellow neighbors.

• Participate in social events.

Unit owners are responsible for the maintenance of the UNITS:

• All interior upkeep and repairs (floor coverings, furnishings, appliances, etc.)

• Unit doors and windows

• Any circuit breaker panel, electrical meter, gas meter and any and all gas or electrical installations and fixtures (including, by way of example rather than of limitation, any outlets, meters, switches, lampholders or other electrical or gas service terminals, wherever located) which exist for the exclusive use of such Unit, and all wiring and conduits running from any such circuit breaker panel to any such installation or fixture.

• All of the equipment for the heating and air conditioning of such Unit and the heating of water, including all mechanical equipment and appurtenances located outside such Unit which are designed, designated or installed to serve only that Unit, and all of their control wiring.

• All duct work running from such heating and air conditioning equipment to its outlets into such Unit, and any such outlets.

• All sprinkler heads located within such Unit, but not the sprinkler lines to which such heads are connected, which shall be General Common Elements.

• All fireplaces within such Unit, including the cleaning of the flues.

• All range hoods or bath fans for such Unit, and all duct work connecting the same to any common exhaust duct serving such Unit as well as other Units, provided, however, that any exhaust ducts connecting any  common exhaust duct to the exterior of any building shall be deemed to be a General Common Element.

• All bathroom and kitchen plumbing fixtures and connections thereto for such Unit, including, by way of example rather than of limitation, all sinks, faucets, commodes, bathtubs, shower stalls, hot or cold water pipes or drain pipes connecting any of the same with any common water or drain pipes serving such Unit as well as other Units.

• Unit Smoke detectors

• Unit Owners are also responsible for the maintenance of LIMITED COMMON ELEMENTS appurtenant to their Units:
  Regular Maintenance of Patios and balconies (cleaning, etc.)

The Association is responsible for the GENERAL COMMON ELEMENTS:

• Building structure, roofs, landscaping, parking lots, elevators, hallways, stairways, entry system and building doors.

Policy Resolutions 13-01 (Mediation & Enforcement Procedures) and 13-02 (Due Process-Fines Schedule) lay out your rights and responsibilities regarding violations.

Resolutions 13-01 and 13-02 also lay out the Association’s rights and responsibilities regarding violations.

When you call Abaris after hours (301-421-4530), please be sure to give the answering service your full address. Management will respond to the following emergencies:

• Broken common windows, doors, locks (entry system), elevator

• Leaks of any kind (i.e. hot water heater leaks): If it is your hot water heater which you believe is leaking, first call your hot water tank maintenance company or a plumber of your choice. If leakage is coming through your ceiling it is strongly suggested you go to the unit above to determine if they are aware of the leak; it would be their responsibility to contact the appropriate repair service

• Major crime (shooting) 

• Common power outage

If you notice a gas smell/leak: CALL 911 & Washington Gas 703-750-1400 or 800-752-7520

For water discoloration, low pressure or outage: WSSC –  301-206-4001

For power outage and power lines down on property: Pepco – 1-877-737-2662 

It is vital that all owners buy a Unit-Owner Policy (HO-6 or equivalent) for personal belongings, structure damage, extra living expenses, personal liability, businesses in the home, and Deductible assessments. Mold coverage should also be purchased. HO-6 Policies can be limited or comprehensive. Be certain that your HO-6 policy covers full Replacement Cost for unit and contents damage and will repair unit damage below the Master Policy’s deductibles.

Maryland Condo law currently provides that the Association may bill back an owner for any insurance loss originating from their unit, not to exceed $5,000. Effective October 1, 2020, the law increased the owner’s liability from $5,000 to $10,000. All owners are encouraged to contact their homeowner’s insurance carriers to ensure the HO-6 policy covering your unit offers sufficient coverage to account for the higher master insurance deductible.

For information on what is and what is not covered, and additional information, please click here for the King Farm Condominium 2020-2021 Insurance Information memo.

If you have a potential claim, notify your personal insurance carrier and the Property Manager (301-468-8919). The Property Manager and Board of Directors will determine if reporting a claim to the master insurance carrier makes sense based on the extent of the damage. Reporting claims that do not exceed the master deductible is of no benefit to the Association and can increase the insurance premium.

Certificates of insurance for a resale or to satisfy a mortgage carrier request can be obtained by calling Weaver Brothers Insurance Associates at 301-986-4400.

Yes. Keeping track of the Condominium’s financial reports is a big part of the Board’s duties. The Board must also keep up-to-date and accurate books and generate regular financial reports. These reports help the Board make decisions about the coming year’s budgets and expenditures.

The board is also responsible for collecting assessments from members of the community.

The Budget for King Farm Condominium can be viewed on the Residents page.

Montgomery County recognizes that a substantial proportion of all its citizens now live in condominium, cooperative, and homeowner associations, generally called “common ownership communities.” In order to serve better the special needs of these communities, to act as their advocate, and to maintain and improve the quality of life in these communities, the county created the Commission on Common Ownership Communities, operating under the authority of Chapter 10B of the Montgomery County Code.

For more information on the Commission and its services, visit its website at:
www.montgomerycountymd.gov/ccoc