X.N. Addition Maintenance Program

1. INTRODUCTION

The Addition Maintenance Program (AMP) was created in 1984 to provide the same level of GHI maintenance for additions as is provided for the original homes, in accordance with the Mutual Ownership Contract and with current maintenance policies.  All additions that were built after 1986, or for which membership has changed, are required to be enrolled in the program.

2. ENROLLMENT PROCEDURES
   1. Existing Additions
      Voluntary Enrolllment.
      
      1. Members wishing to place an existing addition on the Addition Maintenance program should contact Technical Services to arrange an enrollment inspection.
      2. A GHI inspector will conduct an enrollment inspection. In addition, the member is required to provide a clear WDI (Wood-Destroying Insect) inspection report (clear means there is no infestation).
      3. A written report of the results of the enrollment inspection will be sent to the member with three (3) possible designations, as follows:
         1. Addition is deemed acceptable, no further work is necessary to enroll;
         2. Minor repairs are necessary before the addition can be enrolled;
         3. Major repairs are necessary before the addition can be enrolled. Even if members elect not to enroll, some repairs may be mandatory.
         4. Corrections and repairs as determined by GHI staff shall be made by the member at his/her expense.  A follow-up inspection is done when repairs have been made.  When all items have been satisfied, an Addendum to the Mutual Ownershp Contract is executed, charges are added to the member's account in the Finance Department, and the addition is added to the computerized maintenance management system.
   2. Existing Addition - Mandatory Enrollment
   An existing addition that is not in the AMP shall be enrolled when the GHI membership for the unit is transferred to a new member.  All repairs and improvements required to render the addition eligible for enrollment, as determined by GHI Technical Services, shall be undertaken, and paid for, and completed by the selling member, prior to settlement.
    Alternatively, the selling member may remove the addition and restore the original GHI unit exterior to its original condition
   
   
   3. New Additions
   All new additions are required to enroll in the Addition Maintenance program at the time of substantial completion. Members are required to sign an Addendum to the Mutual Ownership Contract  for the addition before a permit is issued by GHI. The Addendum is held in GHI's records and not executed, and the member is not charged, until GHI staff makes a determination that the addition is aubstantially complete.
3. ADDITION COMPONENTS COVERED BY AMP
   1. Finished flooring is provided and maintainted by the member.  Floor structural element, including joists, subfloor, etc are maintained by GHI.
   2. No additional sidewalks are covered, except the stoop or section immediately in front of an exit door;
   3. Special non-standard components, e.g., skylights, wood stoves, etc. are excluded from the AMP and are the responsibility of the member.
   4. Non-standard fixtures and components are maintained according to the policy listed in section II.C.2. The policy provides for GHI to make repairs provided that the member supplies any necessary non-standard parts.
Maintenance coverage for additions follows similar rules as applies to the original homes. GHI will repair or replace any standard component that would normally be repaired or replaced in the original home. This will include repairs of components listed in section Part 2 section II.B, GHI Responsibilities (page 33-91).


4. ADDITION MAINTENANCE REPLACEMENT RESERVE
   1. The AMP Replacement Reserve Fund is entirely funded by the members who have additions enrolled in the AMP.  It was established to ensure that there are sufficient funds for GHI to maintain members' additions over time.  Each member having an enrolled addition pays an amount for AMP that is included in their monthly Co-op fees.
   2. Funds collected that exceed annual AMP expenditures are placed into the AMP Replacement Reserve to fund replacement of major capital components such as roofs, windows, and siding, needed.  These componenets are regularly inspected, their condition assessed, and future anticipated replacement costs are evaluated in order to advise the Board of Directors regarding the adquacy of the current AMP fees.
5. COMPONENT REPLACEMENT POLICY
   1. For additions enrolled in the AMP, GHI will maintain standard building components, including repairs and replacement at the end of a component's useful life.
   2. When a member constructs an addition, GHI Technical Services staff will create a list of any components of the addition that are deemed 'non-standard'; such components are not included in the AMP and are not maintained by GHI.  It is the member's sole responsibility to maintain non-standard components.
   3. However, at the end of the non-standard components' useful life, as determined by GHI staff, GHI will provide labor for replacement with equivalent new components that are provided by the member at his/her sole expense.  Where requested by the member, and if determined by GHI staff to be reasonably feasible, GHI will provide and install standard component(s) to replace non-standard one(s).  GHI will not replace any components that require special training, tools, or licensure for proper installation.
   4. Under special circumstances, members may elect to pay the difference between the cost of replacement of a standard component with a desired non-standard 'upgrade' component. Examples of this include, but are not limited to, casement windows, plumbing fixtures or, electrical fixtures, and specialty roofing systems.
   5. Generally, components are excluded from coverage under the Addition Maintenance Program in accordance with the list of GHI Responsibilities (see Member Handbook Section II.B).  Among the list of normally covered components and system, some may be excluded from coverage when repair or replacement is exceptionally difficult or expensive.  No credit to the monthly fee is granted for components that are excluded from coverage under the Addition Maintenance Program.
   6. Examples of specifically excluded components include, but are not limited to: utility lines beneath concrete floors on grade or otherwise inaccessible; metal balcony railings, decks and deck footings except where completely covered by a permanent roof structure; patios; heating systems other than electric baseboard, fireplaces and wood stoves; skylights; sliding glass doors; French doors, or pocket doors; proprietary roofing and siding products.
6. ADDENDUM TO MOC 
   1. Enrollment in the Addition Maintenance Program, eligibility for maintenance services for an addition, and the authorization to charge extra fees for such services must be clearly stated in an Addendum to the Mutual Ownership Contract, executed by the member, authorized GHI staff, and the GHI Board.
   2. Once enrolled, a member may request maintenance or repair of the addition in the same manner as for the original unit.
7. FEES
   1. Fees for the Addition Maintenance Program are paid monthly with the regular Coop fee and are subject to the late fees stated in each member's MOC.
   2. The rate structure of the Addition Maintenance Program is established by the Board of Directors.
      There is separate monthly rates per square foot per month for:
      
      1. One-story enclosed additions:
      2. Two-story enclosed additions;
      3. Sun rooms, screened porches, and uninhabited areas (such as unheated storage closets).
   3. Additional monthly fees are charged for plumbing fixtures (inside the main unit or in additions) when added onto the existing plumbing system. A fee is charged for the first fixture tied to an additional waste line.  There is also a charge for each additional fixture tied to the new waste line or the existing waste line. Laundry standpipes are not considered fixtures for the purposes of Addition Maintenance.

M.        PROCEDURES FOR \UNAPPROVED ALTERATIONS, ADDITIONS, OR IMPROVEMENTS

The GHI Board of Directors has established A procedure to address unapproved alterations, additions, or improvements. The procedures are as follows:

1. GHI cites the member having unapproved alteration, addition, orimprovement by notifying the member in writing that he/she must obtain the required GHI approvals, Prince George's County and City of Greenbelt permits and inspections.
2. If member makes a satisfactory response within one (1) week, GHI sends in writing a list of specific items the member must complete in order for GHI to give approval for the project. If member fails to respond satisfactorily within one (1) week, GHI sends written notice to the member that GHI will initiate a complaint if the member does not take appropriate action within five (5) days.
3. Member completes the addition approval process, secures Prince George's County and City of Greenbelt permits, corrects any deficiencies, and achieves approval.
4. If member fails to comply with above procedure within a reasonable time as determined by GHI staff, the General Manager or Director of Maintenance files a complaint against the member, in accordance with Member Handbook section XVII.