back to top

All remodels, improvements and alterations require a complete Construction Application be submitted for review and approval by the HOA Board (herein after “The Board”). The Board has 30 days to review and respond to the application. Incomplete forms or missing information may extend the 30-day timeframe. As a condition of approval, the Board may require the contractor to name the Association as an additional insured and provide evidence thereof prior to commencement of work. The homeowner will be held liable and fined, as defined in this document, if work proceeds without approval by the Board.


back to top

A completed Construction Application is required for all structural and internal changes to Units, including but not limited to slab, ceiling, flooring, Windows, Gas fireplace, mechanical systems, plumbing, electrical system components, sprinkler systems, HVAC and fire systems, changes to interior or exterior common elements, and all core drilling (or penetration) of exterior and load bearing walls.


back to top

The Board may retain, at the homeowners expense, an architect or engineer to review plans and require satisfactory evidence that all necessary permits have been obtained for the proposed project. Approved project work shall be performed by licensed, bonded, and insured contractor(s). This applies to all alterations including windows, plumbing, gas, electrical and structural work.


back to top

The homeowner must obtain all required permits. It shall be the homeowners responsibility to ascertain what permits are required. A permit from the city or other governmental agency does not replace the homeowners obligation to get prior Board approval for work in the Unit.

After receiving notice of a remodel, the homeowner is required to provide all contractors and vendors a link to this page (HOA Board Unit Modification and Construction Requirements).


back to top

It is expressly forbidden for any homewner or tenant to perform alterations, repairs, or improvements to Utility lines (e.g. plumbing, electrical, gas, drainage, etc.). The work must be performed by a licensed, bonded, insured contractor and only with prior approval of the Board. Violations of this rule will be considered unauthorized construction and subject to the fines detailed in this document.


back to top

In the event of any unauthorized construction alteration activity or perception of such activity within a unit, a stop work order from Building Management will be issued. If no one answers the door, it will be sent electronically, and a copy of the notice attached to the door. The work must then cease immediately until the nature of the work is ascertained and, if necessary, approved by the Board. If Board approval is necessary, the work may not re-commence until the Board has formally approved the work (via the application process). If Board approval is not deemed necessary, the homeowner must still provide scheduling and scope of work details to Building Management. The work may then recommence, subject to these rules and other restrictions set by the Board. The Board reserves the right to require the removal of any unauthorized modifications (at the homeowner’s expense).

Depending on the nature of unauthorized work and on a case-by-case basis, the Board reserves the right to assess up to a $1,000 fine for each incident. The full fine is automatically applied if unauthorized work continues despite a stop work order being issued. In addition, a fine of $500 per day will be assessed each day the work or perception of work continues.

The board will assess a $500 fine for each security breach as defined In the Building Security section of this document.

The Board will assess a $500 fine for any unauthorized debris removal as defined in the debris removal section of this document.


back to top

Exterior doors should never be left open, unlocked, or propped open and unattended, including garage doors and all fire doors.

Building access is not to be granted by contractors to any individual who is not working directly with them.

Any damage and/or loss due to breach of security (e.g., leaving exterior doors open or unattended) will be the sole responsibility and liability of the homeowner linked to the contractor/service provider. Additionally, a fine, as defined in this document, will be assessed to the homeowner.


back to top

Documents, Plans, and Specifications utilized in the construction of QAOV Condominium shall be the minimum Building Standard for any construction work in the building unless a higher standard is required by any then current building and governmental codes. The Board reserves the right to require the removal of any modifications (at the homeowners expense) that are non-compliant.

The Board retains the right to have the work inspected to confirm it is up to code, at the homeowners expense. In the event the work (or a portion of the work) is not up to code, the homeowner will be required to bring it up to code within a timeframe determined by the Board. The work will then be re-inspected, at the homeowners expense. If the homeowner fails to bring the work up to code or the timeframe is not met, the Board will arrange to have the work brought up to code. The homeowner will be billed for the cost to do so, plus 15% to account for management time and fees.


back to top

Common areas may not be used for a construction project for staging painting, or any other construction work without the prior approval of the Board. The homeowner is responsible to see that their workers leave common elements, including all hallways and elevators, clean at the end of each day’s work. The homeowner is responsible for any messes, spills, leaks, or debris left in the common areas. Personal items may not be placed or left in the common areas. Any damage to walls, ceilings, carpets, elevators, and other common areas is to be corrected by the Association at the expense of the homeowner.


back to top

Emergency work (defined at the Board’s discretion on a case-by-case basis) may be performed at any time with prior or concurrent Board notice.


back to top

The Board must be consulted any time construction will disrupt any systems and/or operation, including water shut offs that will affect other units. Water shut off to any unit other than your own requires a 3-day notice to Condo management. Water work must be completed within 2 hours or less, if possible. Work is restricted to between the hours of 8:00 am and 5:00 pm, Monday through Friday, unless special arrangements have been made with the Association. Moving of all materials must be completely finished by 5:00pm.

Loud construction activity must be coordinated with Condo Management at least 48 hours in advance. Work activities not involving excessive noise may be performed on Saturday, Sunday and Federal and State holidays between the hours of 10:00 am and 4:00 pm. This provision applies only to homeowners or their tenants doing such work or activity themselves. No work or activity by hired tradesmen will be permitted. Minor work or activity would include hanging pictures, installing surface shelves, minor repairs and the like.


back to top

The building garbage dumpsters are not to be used for construction debris. Instead, it is the responsibility of the contractor or other vendor to remove trash from the premises. Any debris not properly disposed of will be removed at the expense of the homeowner. All leftover construction materials and containers, including paint cans, wood, or carpet scraps must be promptly removed from the property. Such items may not be placed in any trash chute or any interior or exterior drains. The workers or homeowners, in compliance with the Puget Sound Air Pollution Control Agency requirements, must properly dispose of all combustible petroleum, or otherwise environmentally hazardous materials. Such materials may not be disposed of in dumpsters. Dirt and dust tracks must be vacuumed as soon as possible. Any debris resulting from a remodeling project must be cleaned, swept , or vacuumed immediately. Vacuums are to be supplied by the homeowner.

Dumpsters may only be brought on site if approved and if scheduled in advance with Condo Management.

Construction materials and debris may not be stored (even temporarily) on any Unit deck. Debris may not be transported through the main lobby. All debris are to be transported through the lower garage only.


back to top

No sprinkler head, system drainage, or monitored device shall be modified without prior written approval of the Board. In the event the fire alarm wiring is cut or otherwise damaged, the homeowner will be responsible for all repair costs and any false alarm expense. This includes the cost of a fire watch if one is necessary.

The developer has worked to determine the safe loads which the deckscan support. The live load is the load which may safely be placed on the deck in addition to the materials used for original construction, such as wood decking, pavers, people, plants, furniture, barbeques, etc. According to the builder, the decks will generally support a live load of 60 pounds per square foot (psf). Semi-permanent installations (such as wood decking) should be treated as live loads, so their weight should be deducted from the allowable live load. No single load (like a potted plants or barbeque) should exceed 300 pounds.

If your plans for your deck include additions which will exceed the listed load limits, you must obtain approval of a qualified structural engineer and submit it to the Board with your request for a variance prior to commencing work. Additionally, any permanent installation of tile requires the review of a qualified structural engineer , and the prior written approval of the Board. Tile may only be installed on pedestals, no installation directly onto the deck floor will be approved.


back to top

The homeowner who would like to repair, replace, or install Hard-Surface Flooring in any unit must comply with this Section.

Hard Surface Flooring shall mean any of a number of hard surface flooring materials, including but not limited to wood, tile, stone, granite, cement, or linoleum, whether nailed , floating or cemented to the sub-floor or other underlayment.

Before installing, the homeowner must submit plans to the Board. The plans shall include documentation showing: the type of hard surface flooring to be installed, the type of sound attenuating material to be used, a copy of the proposal from the installer, a copy of the installer’s current license and bond, and a copy of the installer’s current insurance certificate.

If the requested approval is a repair involving the replacement of less than 50% of the surface area of an existing installation in the residence’s entry, kitchen or bathroom, and the installation will be performed in the same manner as the existing floor, then the repair must meet or exceed the sound-insulating properties of the existing installation.

The board may at its discretion monitor and inspect the replacement, and may impose more stringent sound-insulating requirements for noise considerations if appropriate.

If the requested approval is for an installation in a room or area that does not already have hard surface flooring, or for installation or replacement of more than 50% of the existing hard-surface in any one room or area, the installation must be designed to meet or exceed the sound insulating properties chosen by the Board for the Building.

AIIC - "Apparent Impact Insulation Class"

back to top

Research AIIC tolerance for your flooring selection. Submit this information to the Board.

Bare floor testing

back to top

Hard-Surface Flooring must be 70% covered by area rugs, carpet or furniture.

Ceramic Tile

back to top

An acoustic underlayment will need to be installed between tile and subsurface concrete, unless a satisfactory underlayment is already in place.


back to top

Some underlayment manufacturers claim their products achieve very high IIC ratings (65 or even 70). Please beware that these claims are often based on laboratory tests with heavy concrete floors and specially constructed ceiling systems designed to achieve high sound ratings, and typically do not reflect actual sound transfer conditions. The underlayment is only a small part of the overall sound rating, so obtaining advice from a qualified acoustical consultant for testing of the entire floor-ceiling assembly is recommended.