I. INTRODUCTION A. GENERAL · (b) Shutters must be in compliance with the current Miami-Dade Hurricane Building Codes. (c) Roll-down shutters are allowed on all windows and doors

Trophy Club at the Strand Rules and Regulations as Amended, October 29, 2013

1

I. INTRODUCTION

A. GENERAL

In order to adequately operate and maintain the condominium property within Trophy Club at the

Strand, enhance property values, and promote a community of congenial residents, The Board of

Directors has been entrusted with the authority to promulgate and enforce reasonable Rules and

Regulations affecting the Condominium Property. This document provides owners, lessees, and

guests with the current Trophy Club Rules and Regulations. These Rules and Regulations are

intended to help ensure the quality of life and to protect the collective investment of the Trophy

Club community of owners. It is imperative that each owner, lessee, and guest understands and

comply with these Rules and Regulations. Owners, lessees and guests are also encouraged to

review the Trophy Club at the Strand Declaration of Condominium which describes Limited

Common Elements, Assessments and Liens, Maintenance, Limitation upon Alteration and

Improvement, Use Restrictions, Sale and Leasing of Units, Fines and other important matters

relevant to the Trophy Club community. These Rules and Regulations are subordinate to state and

local laws, Declaration of Covenants, Conditions, Restrictions and Easements for The Strand, The

Declaration of Condominium for Trophy Club at The Strand and Articles of Incorporation and

By-Laws of Trophy Club.

B. AUTHORITY

The Board of Directors will develop, implement and oversee the enforcement of these Rules and

Regulations. The property manager will enforce the Rules and Regulations. Unit Owners will

report violations to the property manager. If the Unit Owner feels the actions of the property

manager are inconsistent or ineffective with regard to the enforcement, the Unit Owner may

request the designated Director of the Association investigate the situation and recommend a final

decision regarding the remedy to the Board. Board members will refrain from becoming

entangled in disputes with Unit Owners and the enforcement of these Rules & Regulations by

allowing the property manager to perform this function.

All Unit Owners, in addition to any other obligation, duty, right and limitation imposed upon them

by the Declaration of Condominium, the Articles of Incorporation and the By-Laws of the

Association and the Condominium Act, shall be subject to and agree to abide by these Rules and

Regulations which shall be applicable to all Unit owners, their families, guests, tenants and

lessees. These Rules and Regulations will be reviewed periodically by the Board of Directors and

updated or amended from time to time to better serve the membership.


2

C. ENFORCEMENT

Any violation of Rules and Regulations shall be reported to the management company. Individual

Unit owners are not authorized to enforce these rules independently.

Minor infractions will be brought to the attention of the violating Unit Owner and the Board in

writing by the Property Manager. Serious and repeated violations will be referred to the Board for

appropriate action, including, but not limited to, fines, legal actions and suspension of the right to

use the Common Elements. These Rules and Regulations shall apply equally to actions of

families, owners, guests and lessees. Owners are responsible to ensure their families, guests and

lessees comply with these Rules and Regulations. Owners, their families, guests and lessees may

not direct, supervise or attempt to assert control over the Property Management Company, their

employees, or contractors without prior Board approval.

II. RESIDENCY

A. OCCUPANCY

In no event shall occupancy exceed two (2) persons per bedroom and / or den. The Board shall

have the power to approve occupancy of a Unit.

B. USE

An individual owner residing in his/her Unit may conduct business activities within the residence

so long as:

The existence or operation of the business activity is not apparent or detectible by sight, sound or

smell from outside the residence.

The business activity conforms to all zoning & other ordinance requirements.

The business activity does not involve persons or other outside services coming onto the property

to conduct said business or related services with the unit owners or others.

C. EMERGENCY ACCESS

Each Unit owner shall provide the management company with a duplicate key to their Unit, so

the Association may exercise its right of access for maintenance or emergency purposes. If any

lock is changed or a new lock installed on any door, the Unit owner shall provide a duplicate key

to the management company. Failure to comply with this provision may result in the

Association needing to access the Unit in your absence by force, or by hiring a locksmith, both of

which may result in Charges to the Unit Owner which may be a lien against the Unit.


3

D. STANDARD OF CARE

When an Owner leaves a unit unattended for more than 48 hours, said Owner shall be required to

perform the following minimum tasks. A failure to perform these tasks shall be deemed a

negligent act and damages resulting from such failure shall be the sole responsibility of the

Owner.

1. Turn off the water supply to the Unit.

2. Turn off the power supply to the hot water heater.

3. Set the air conditioner controls (thermostat and humidity controls) to settings that

mitigate the possibility of mold growing.

4. Have the unit checked at least every 2 weeks by a home watch service or neighbor while

unoccupied.

III BUILDINGS

A. GARAGES

Garage doors shall remain closed at all times, unless vehicles or people are entering or exiting the

garage.

Unit Owners may not make any alterations to garages without the prior written consent of the

Board except as noted below:

1. Floor or wall mounted cabinets

2. Bike racks

3. Shoe racks

4. Ceiling mounted storage rack

5. Racks to hang other Owner items such as tools, brooms, hoses and the like

6. Shelves

7. Work benches

8. Storage of gas and/or electric grilles

Garage walls and ceilings may only be painted the standard color approved by the Board of

Directors. Garage floors may be painted with non-slip paints or other products made to protect

garage floors. Color at Owners discretion.

B. LANAIS

Unit Owners may not make any alteration to lanais, balconies, terraces or patio areas without the

prior written consent of the Board except as noted below.

Unit Owners may place the following items on their lanais:

1. Wall or ceiling mounted lights. Chairs & tables

2. Lounge chairs


4

3. Wall mounted or stand-alone TV subject to the limitations in section G.

4. Wall mounted sculptures, pictures, sconces and the like. All of these items shall be

mounted so they can be removed for maintenance and painting. Sculptures, pictures and

the like shall weigh no more than twenty (20) pounds.

5. Potted plants. The pot shall be no greater than 24” diameter and 24”tall and shall weigh

no more than 60 pounds.

6. Wall mounted clock weighing no more than 20 pounds.

7. Temperature sensors or thermometers

8. Area rugs. No more than two (2) area rugs shall be allowed and each rug shall be no

larger than 3 ft by 5 ft. Area rugs that become wet or moldy shall be removed from the

lanai and not reinstalled until dry and clear of mold. Area rugs on lanais shall be

removed where their presence may affect the structural integrity of the lanai substrate.

Area rugs must be removed from the lanai and stored inside when leaving for the season

to prevent mold growth and prevent structural damage.

9. Ceiling fans with or without light may be installed on developer provided junction box.

The following additional conditions apply:

1. Lanai walls and ceilings may only be painted the standard color approved by the Board of

Directors.

2. No murals, artwork, drawings or the like may be painted on the surfaces of the lanai.

3. Only electric grilles are permitted on lanais.

All wall and ceiling mounted items on the lanai shall be sufficiently secured to withstand

hurricane force winds. For seasonal Owners who leave for all or a portion of the hurricane

season, all unsecured items on the lanai shall be removed and stored inside except where the

lanai is totally enclosed by hurricane shutters. For Unit Owners who remain in Naples during

hurricane season, all unsecured items on the lanai shall be removed and stored inside where a

hurricane warning has been declared except where the lanai is totally enclosed by hurricane

shutters. The intention of this provision is to prevent objects on the lanai from becoming

projectiles during a hurricane.

C. HURRICANE SHUTTERS

Section 718.133(5), Florida Statutes states that the installation of hurricane shutters is the right of

every unit owner and the board is required to provide appropriate specifications for their

installation, including their color, style and other factors that the board deems relevant, and to

allow unit owners who wish to install such shutters at their own risk and expense to do so.

The complete Trophy Club at The Strand Hurricane Shutter requirements are found below and in

Addendum A attached hereto and dated 10/29/13.


5

1. GENERAL RULE

a) The installation of Hurricane Shutters is prohibited, except in strict compliance with

plans and specifications approved by the Board.

(b) Shutters must be in compliance with the current Miami-Dade Hurricane Building

Codes.

(c) Roll-down shutters are allowed on all windows and doors (except 2nd

floor Bonus

room front and 1st floor garage windows). Shutters, tracks and their protective hoods

are to be WHITE.

(d) Laminated impact resistant glass in reinforced frames, meeting current Miami Dade

codes are allowed on all windows. Frames must be white and similar to original

windows in style including mullions.

(e) Certain windows designated below may be protected by Lexan polycarbonate clear

corrugated panels installed only under the conditions specified below and in the

Summary of Specifications.

1) Bonus room windows, above the garage doors

2) Garage windows

3) 1st floor entry area window

4) 2nd floor windows above 1st floor entry area ( three windows on 2nd floor)

(f) Front sidelight windows at entrance hall adjacent to the entrance door may be roll

down or, if lacking hood room, laminated glass will be approved. These windows may

also be protected by clear Lexan polycarbonate corrugated panels installed only under

the conditions specified.

(g) Corrugated steel, aluminum and opaque fiberglass panels may be used on all windows

except bonus room windows (above garage doors), garage windows, and entrance door

sidelights.

(h) Collier County permits must be secured for all aspects of the installation including

mechanical, electrical and approved for Code Compliance.

(i) All Collier County permits must be in the name of the Owner if he is the installer or

installing contractor, not a sub-contractor.

(j) Any Unit Owner desiring to install hurricane shutters shall apply to the Association by

completing an “Application for Approval to Install Hurricane Shutters”, which can be

obtained from the property manager or the Trophy Club website.


6

D. WINDOWS

All window coverings including but not limited to interior shutters shall show white or off-white

on the side exposed to the public, unless otherwise approved by the Board. The uniformity of

appearance of building facades in Trophy Club is important to property values and therefore

tinting of the exterior or interior of windows is not allowed except for clear hurricane film which

may be installed upon application by the Owner and approval by the Association.

E. MAINTENANCE & REPAIR OF INDIVIDUAL UNITS

All Unit owners shall keep and maintain the interior of their respective Units in a clean and

sanitary manner.

The Unit must be kept in good condition and repair, including the entire air conditioning system

(compressor, ducts, vents, etc.) servicing the respective owner’s Unit, whether inside or outside

the owner’s Unit.

Owners shall promptly pay for all utilities that are separately metered to the Unit.

No structural additions or alterations will be made to any unit without prior written consent of

the Board.

Only licensed professionals shall perform plumbing and electrical wiring within the Unit.

Each Unit Owner’s personal property must be stored within unit or garage while Unit Owner is

not in residence.

No one shall permit any activity or keep anything in a condominium Unit, storage area or the

common elements that would be a fire or health hazard or in any way tend to increase insurance

rates. Unit owners are not allowed on the roof of buildings for any reason except for the

installation or removal of hurricane shutters.

Hard or heavy surface floor coverings are permitted throughout the unit subject to approval by

the Association. Application forms may be obtained from the property manager and shall be

submitted not less than 14 days before commencement of work. Upper unit installations shall

include soundproofing meeting or exceeding limits set by the Association. The soundproofing

shall be inspected and approved by the property manager prior to installation of the hard surface.


7

F. MAINTENANCE, REPAIR & APPEARANCE OF THE EXTERIOR OF INDIVIDUAL

UNITS

Owners shall keep driveways, patios, entranceways, and lanais clean and attractive. Personal

property such as door decorations, planters, small detached name signs must be confined to areas

within 6’ of owner’s front door or garage door and may not impair easements over the common

elements.

Items must not be attached in any way to the structure, with nails, screws, bolts, etc. which would

mar the building in any way.

Rugs, laundry nor any other articles shall be shaken or hung from windows, doors, lanais,

terraces or exterior walls.

No owner, tenant, or other occupant of a condominium Unit shall paint or otherwise alter, modify

or change the appearance of any exterior wall, door, window, balcony, garage interior or lanai

without the prior written approval of the Board.

No occupant may erect any exterior lights or signs, place any signs or symbols in windows, erect

or attach any structures or fixtures within the common elements, without Board approval.

Occupants are not to erect, construct or maintain any wire devises, antennas, satellite dishes, or

other equipment or structures on the exterior of the buildings or on or in any of the common

elements, without prior written consent of the Board.

No occupant shall tamper with the light bulbs or fixtures affixed to the exterior of the buildings

or garages. The care and maintenance of these fixtures is the responsibility of the Association.

G. LANAI TELEVISION

Unit Owners may locate one television set on their lanais subject to the following restrictions:

1. The set may be wall mounted or free standing.

2. The maximum size allowed shall be 40 inch having a maximum weight of 35 pounds.

3. Maximum volume shall be 60 db measured at 20 ft from the source.

4. Televisions on lanais may be operated from 8 AM to 10 PM.

H. TELEVISION AND OTHER OUTDOOR ANTENNA

No television, radio, cell phone, satellite or other antenna or satellite receiver system may be

installed on the Common Elements by any person other than the Association, except as provided

herein. Certain television, satellite, or other antenna systems may be erected or installed on

Condominium Property subject to compliance with the following requirements:


8

Permanent antennas include (collectively hereinafter referred to as “antennas”):

a. Direct broadcast satellite dishes (DBS) that are less than one meter in diameter.

b. Multi-channel, multipoint distribution service devices (MMDS) that are less than one

meter in diameter or diagonal measurement.

Antennas or dish are only permitted to be installed in exclusive use areas such as Limited

Common Element lanais. To the extent feasible, all antennas must be placed in locations that are

not visible from any street and in a location to minimize annoyance or inconvenience to other

residents of the community or adjoining communities if this placement would still permit

reception of an acceptable quality signal. Antennae may not extend beyond the plane of the

imaginary line running from the edge of the lanai ceiling to the lanai floor, bound on the sides by

the vertical balcony walls.

An antenna or dish proposed for installation outside of the lanai must be approved by the Board

of Directors prior to the commencement of the installation. An application for installation shall

be submitted to the Board accompanied by drawings showing the exact location, size, mounting

and landscape screening for the dish or antennae.

Holes (whether through drilling, fasteners or otherwise) are generally not permitted in structural

portions of the building (including but not limited to concrete, masonry, block, stucco, fascia,

soffits, windows, window frames, doors, door frames and the like) without prior written approval

of the Board of directors. It is the intent of this requirement to ensure that the structural integrity

of the building (including but not limited to its water-proofness) is not compromised by the

installation of antennas.

All antennas and dishes shall be painted to blend into the background against which it is

mounted, so long as the paint will not interfere with an acceptable quality signal.

All power or communication cabling shall be concealed within walls or by covers if surface

mounted. The cabling shall be neat and well organized so its appearance does not detract from

that of the lanai. Temporary cabling such as extension cords and the like shall not be used.

The antenna or dish shall be completely removed when the service is discontinued or the Unit is

vacated or sold by the Owner installing the antenna or dish. All cabling shall be removed and all

mounting and fastener remnants shall be patched including replacement to the condition that

existed before the antenna or dish was installed.


9

To safeguard the safety of the Unit Owners, occupants of the residence in which the antenna is

located, neighboring Unit Owners, and other owners and members in the Condominium, it shall

be the obligation of the owner to comply with all applicable local, state and federal safety

requirements, including but not limited to obtaining a permit for the installation of the antenna or

dish, if any is so required, hiring licensed contractors with sufficient expertise and adequate

insurance to protect their work, installing the antennas away from power lines and other

potentially dangerous areas, installing and using antenna in accordance with safety

recommendations and requirements of the antenna manufacturer, in accordance with the customs

and standards for the antenna industry, including compliance with the electrical code

requirements to properly ground the antenna or dish and installation requirements to properly

secure the antenna or dish. Antennas and dishes shall be properly secured and installed so as to

cause no damage to the building, such as compromise of its water-proof integrity. Unit Owners

shall indemnify the Association for any loss or damage (including attorney’s fees) occasioned by

non-compliance with these obligations. A Unit Owner shall indemnify and hold harmless the

Association, and all other Unit Owners, for damage that an antenna or dish causes to the

Condominium Property or to persons or other property.

IV. OUTSIDE UNIT

A. HOLIDAY DECORATIONS

Holiday decorations are permitted on and around the areas of the unit including the front door,

garage doors and lanai for nationally recognized holidays. Decorations shall be removed within

a reasonable time following the conclusion of the holiday.

B. LANDSCAPING ALLOWANCES FOR INDIVIDUAL UNITS

Unit Owners may plant special foliage around his / her unit only in areas designated by the

Association. Unit Owners may plant only special foliage from a list approved by the Board.

Plants requiring additional maintenance, (citrus trees, roses, orchids, etc.), will not be allowed as

a part of this provision.

Pre-existing, unit owner plantings are not ‘grandfathered’. Unit owners wishing to safeguard

their special plantings are advised to secure the approved form and follow the procedures stated

above prior to December 31, 2004.

The Unit Owner will be responsible for procuring, planting and maintaining all special foliage

and plantings. Special foliage and plantings that are not properly maintained or species that are

not on the approved list may be removed by the Association at the Unit Owner’s expense.


10

Unit Owners may have potted plants and locate them in areas designated by the Board. Unit

Owners may have a maximum of 3 potted plants in pot sizes not to exceed 24” diameter

(measured at the top of the pot) and 24” tall with only plants from an approved list issued by the

Board. Pots and their plantings that are not properly maintained or species that are not on the

approved list or pots and plantings that are located outside the approved areas may be removed

by the Association at the Unit Owner’s expense.

Removal of special foliage and plantings or potted plants for the reasons cited above shall be

performed only after the Unit Owner has received 14 days written notice to correct the violation.

C. MEMORIAL PLANTINGS

Effective June 1, 2004 the Association assumes a policy which prohibits the planting or

installation of memorial tributes to deceased Trophy Club residents.

D. FLAGS & BANNERS

A Unit Owner may display one portable, removable United States flag in a respectful way

(reference 718.113 (4), Florida Statutes).

Flag must be maintained in a good condition displaying no signs of wear, fading or tattering.

The bracket is to be mounted on the owner’s garage adjacent to the unit number on the outer side

of the column at an angle (45% or less) so as not to obstruct the carriage light in any manner. By

mutual agreement of Owners with adjoining garages, the bracket may be mounted in the center

and at unit number height on the stucco column between the 2 garages at an angle (45% or less)

so as not to obstruct the carriage light in any manner.

An owner may also display a service flag of the Army, Navy, Air Force, Marine Corps or Coast

Guard on Armed Services Day, Memorial Day, Flag Day, Independence Day, and Veterans Day.

The service flag may not exceed four and one-half (4 ½) feet by six and one half (6 ½) feet in

size. (718.113 (4), Florida Statutes).

An owner may also display a flag in support of a collegiate affiliation on the day of significant

sporting event (Ohio State / University of Michigan, Army / Navy, etc.). Again, flags will be in

good condition, mounted on the bracket described above and in good taste.

Any damage resulting from an improper installation will be repaired at the unit owner’s expense.

Flags must be removed when not in residence.

No other flags or banners are allowed to be displayed in public on Trophy Club property.


11

E. OUTDOOR COOKING (Revised 3/1/2016 to comply with NFPA and FFPC codes)

All grills, cookers, broilers, etc. fueled by propane or electricity are prohibited in all interior or

exterior areas with the following exceptions:

Cooking equipment installed by the Developer (so-called “summer kitchens”), or other

installations, if applied for & approved by the Board. Other than permanently installed as

described above no hibachi, grill, or similar devices used for cooking may be stored on a lanai.

Full sized moveable grills, all grills of any size, cookers and other related equipment must be

operated only on the driveway pavers 10’ from any building. As a safety precaution, you are

required to install an ABC type fire extinguisher in the garage area. You should allow ample

“cool-down” time before moving any cookers back into the garage.

Small portable electric trays or Foreman type electric grills are permitted only in kitchen areas.

As a safety precaution, you are required to install an ABC type fire extinguisher in your kitchen

area.

Small LP Type grills using 1.02 lb. disposable canisters ONLY or Electric grills may be operated

on the driveway pavers at least 10 feet from any building. Storage of LP canisters shall be

limited to cylinders each with a maximum water capacity of 2.7 lb (1.2 kg) and shall not exceed

5.4 lb (2.4 kg) aggregate water capacity for small cylinders per each living space unit. (If storing

1.02 lb canisters, no more than five (5) canisters can be stored per unit at any one time according

to fire codes for the county)

All grilles, cookers, broilers, etc. fueled by charcoal briquettes or wood are prohibited.

V. LEASING/RENTING

In order to foster a stable, residential community and prevent a hotel-like atmosphere, the leasing of

units by owners shall be restricted as provided in the condominium documents:

All rentals require approval of the Association.

Rentals will be a minimum of 30 days or one month, (whichever is less), maximum of one year, and

a maximum of three rentals in one calendar year.

A unit owner who receives an “outside offer” to lease shall notify the management company. All

rentals for up to six months are liable for payment of a 3% Collier County Tourist Development tax.


12

Please call Collier County Tax Collector’s Office at (239)732-2627 for assignment of the Tax

number and request an application. This is the responsibility of the owner.

Lease application forms and Trophy Club Rules & Regulations for Renters may be obtained from the

property manager. All tenants shall have read and agree to be bound by the Trophy Club

condominium documents.

Information regarding fees payable to the Strand as well as transfer applications are available at The

Club at The Strand. The current application fee for all social memberships is $79.50 and additional

fees are payable for other membership levels. This is the responsibility of the owner.

A complete Lease Application, along with an executed copy the Lease and a $100 application fee,

payable to Trophy Club at The Strand Condominium Association, must be submitted to the property

manager not less than 30 days before commencement of the lease.

The property manager will oversee the execution of rental procedures including the collection of fees

and resolving problems arising from rentals or lessees. Unit Owners shall be responsible for the

behavior of their tenants and tenant compliance with the condominium documents. Tenants who

violate the condominium documents may be subject to sanctions including eviction for failure to

comply with the condominium documents.

No unit may be divided creating smaller unit or units nor shall any divided portion or individual

room be rented, sold or used by transient tenants.

VI. VEHICLES

A. VEHICLES AND PARKING AUTHORIZATION

Owners will park at least one of their vehicles in their garage overnight and not more than 1

vehicle in the driveway at any time. Overflow parking is restricted to the designated areas.

Parking on the street or on the grass is prohibited.

Only “conventional passenger automobiles” and motorcycles, are permitted within Trophy Club.

No trucks (except pick-up trucks with two axles), commercial vehicles, campers, inoperable

vehicles, mobile homes, motor homes, house trailers, buses, boats, boat trailers, or trailers of any

kind may be parked outside at any time on condominium property. This prohibition shall not

apply to temporary (less than 6 hours) parking of motor homes for loading and unloading, trucks

and commercial vehicles used by outside vendors, such as for pick-up, delivery and other

commercial services.


13

Maintenance or repair may not be performed on any boat or vehicle, except within a building,

totally isolated from public view.

Any vehicle parked or stored on the common elements must be duly licensed and insured.

Vehicles with expired license, unlicensed or uninsured may not be stored or parked on the

common elements.

Inoperable and/or unsightly vehicles, as determined by the Board, may not be stored or parked

on the common elements.

Unauthorized vehicles and vehicles in violation of any of the above provisions will be issued a

warning and may be subject to a suitable remedy as determined appropriate by the Association

for the enforcement of this provision.

B. BICYCLES/MOTORCYCLES/OTHER MOTORIZED VEHICLES

Bicycles and other similar vehicles may be operated within Trophy Club but must be kept inside

garages, or in bicycle racks as provided by the Association, when not in use.

While motorcycles and motorbikes are not prohibited, the same shall be driven and ridden upon

the roads, streets and paths in such a manner as not to annoy other Owners/Lessees or damage or

destroy the common elements.

Motorized scooters & so-called “go-peds” are not permitted on Trophy Club roadways.

Golf carts can only be operated by licensed operators on Trophy Club roadways.

VII. DESTRUCTION OF PROPERTY

Unit owners will be responsible for any destruction, damage, or defacement of condominium

property including, but not limited to, landscape plantings, facilities, and equipment caused through

their own act(s) and/or acts of their lessees or guests.

Unit owners, their families, guests, invitees or lessees shall be liable to the Association for defacing,

marring or otherwise causing damage to the common elements or limited common elements where

the repair of said damage is the obligation of the Association.

VIII. GARBAGE/REFUSE

Bagged garbage and refuse and recyclable items shall be deposited in the containers provided each

owner for such purposes, using tied plastic bags, if practicable.


14

Garbage and recyclable containers are to be placed outside no sooner than 6:00 PM the evening prior

to scheduled collection (currently every Tuesday and Friday mornings) and returned to the garage no

later than 6:00 PM the following evening. Recyclables should be placed in the containers provided

for Tuesday morning collection.

Owners/Lessees must make arrangements for the placement and removal of trash containers when

they are absent from the premises.

IX. LAKES

Swimming or boating is not allowed in The Strand ponds. Fishing is permitted from common areas.

It is not recommended that fish be eaten, due to their ingested chemicals.

X. NOISE

All occupants of Units shall exercise extreme care about making noises or using musical instruments,

radios, televisions or amplifiers that may tend to disturb other neighbors. Designated normal “quiet

hours” are between 10:00 P.M. & 8:00 A.M.

XI. PETS AND ANIMALS

Unit Owners, or occupants of a Unit, shall be permitted to keep no more than two dogs or cats, in the

aggregate, in a Unit, only if such animals do not disturb or annoy other Unit owners. Unit owners

keeping domestic animals shall abide by Collier County sanitary regulations and shall be responsible

for any inconvenience or damage caused by such animals.

The pet must be leashed at all times while on the Condominium property outside of the unit. Pet

owners are expected to clean up and remove any waste made by their pets on Trophy Club or Strand

property.

In no event shall household pets be kept, bred or maintained for any commercial purpose.

If, in the sole judgment of the Board, it is determined that a pet is causing any disturbance and

annoyance to other occupants, the Board of Directors is empowered to order and enforce the removal

of any pet that becomes a reasonable source of annoyance to the residents of the Condominium.

No reptiles, amphibians or livestock may be kept in the unit.

Pets are not permitted in the swimming pool area.


15

XII. GENERAL GUIDELINES REGARDING USE OF RECREATIONAL FACILITIES

The use of recreational facilities, including the Pool/Patio areas and the Trophy Club Clubhouse, is

limited solely to the members of the Association, their invited guests, and lessees. The use of these

facilities shall at all times be solely at the risk of the individuals involved, and in no event that of the

Condominium Association or its members. Anyone who uses these facilities shall be required to

clean up and pick up after themselves before leaving, as well as report any breakage or malfunctions

noted while using. The Board of Directors shall regulate the use of the recreational facilities from

time to time. Additional regulations shall include those that are deemed necessary to comply with the

laws of the State of Florida with reference to the swimming pool and other facilities and those that

are deemed necessary and reasonable from time to time to insure the proper use of said facilities by

all of the members of the Association. If members are organizing a group, it is required that a

member sign up & receive approval from the Management Company. See Clubhouse reservation

rules.

A. CLUBHOUSE

PRIVATE OWNER USE OF THE CLUBHOUSE

Private owners only (no guests or renters), may reserve the clubhouse for social functions

(max.#40) by contacting the management company at least 14, but no more than 30, days prior to

the event.

A reservation form will be filled out and a $100 deposit made. Functions must end by 10 P.M.

unless special permission has been granted by the Board of Directors.

The user of the facility will be responsible for leaving it clean and in an orderly condition, and

will also be responsible for any breakage and damage caused to the facility. The clubhouse must

be returned to its pre-function condition (clean and orderly) by 9 A.M. the following day.

If, after inspection by a Board member, there is damage found or cleaning necessary, the deposit

will be forfeited for that purpose. If there should be major damages found, the owner would be

liable for all costs involved. If everything is found to be in order, the entire deposit will be

refunded.

Trophy Club events and Board of Director meetings take precedence over private reservations.

Bathrooms, pool and spa will still be opened for all residents/ per regular hours.

The holidays of Thanksgiving, Christmas and New Year’s Day are not available for reservation

by private residents.


16

The above procedures are intended to insure property accountability, minimize inconvenience to

other Trophy Club residents, as well as provide the possibility of maximum usage of the

clubhouse by the owners.

The Board of Directors reserves the right to limit the private use of the clubhouse by any owner,

should the above procedures be violated or abused.

Smoking is prohibited in the Clubhouse.

Pets are prohibited in the Clubhouse.

The Clubhouse building is to be locked after use by members. Owners will be held responsible

for any damage to the Clubhouse or its contents.

B. SWIMMING POOL & PATIO AREA

Swim at your own risk. There is no lifeguard on duty. Pool hours are 7:00 A.M. to Dusk.

An adult must accompany any child under the age of 12 years, while in the pool area.

Any person wearing (or needing) diapers must also wear a protective waterproof garment (such

as “swimmies”) when using the pool. Anyone responsible for contaminating the pool will be

responsible for the total cost of clean-up.

Swimmers must read & obey the posted Rules for use of the swimming pool.

Running or rowdy behavior is prohibited.

Glass containers are prohibited in the swimming pool area.

Bicycles & other related type equipment are prohibited in the pool/patio areas.

Smoking at Pool:

Smoking is allowed in the pool/patio area subject to the following:

Smokers should remain downwind of others.

Smokers should extinguish smoking or leave the pool/patio area if requested.


17

XIII SIGNS

No sign or advertisement of any nature shall be posted or affixed to any of the common elements or

limited common elements (including the garage with the overhead garage door open) without Board

approval. “Open House” signs must comply with strict standards and guidelines established by The

Strand Master Association. Security signs, placed close to the building, are permitted as are detached

name signs.

XIV. SOLICITATION

There shall be no solicitation by any person anywhere in the buildings or the common elements for

any cause whatsoever unless invited by the Unit owner to be solicited, or specifically authorized by

the Board.

XV. ASSESSMENTS

This policy and procedure is adopted to implement Sections 9.2 through 9.6 of the By-laws.

Unit Owners are responsible for the timely payment of all regular and emergency assessments

established by the Board of the Association in accordance with the By-laws.

The Board has determined that regular assessments will be due in the office of the Property Manager

not later than the first day of each calendar quarter.

The Board has directed the Property Manager to send a reminder invoice for the next regular

assessment payment due to each Unit Owner at an address provided by the Unit Owner via regular

mail during the last month of each calendar quarter. The Unit Owner is responsible for providing the

Property Manager on a timely basis with a current address to be used in mailing the reminder

invoice. The Unit Owner is responsible for the timely payment of regular assessments regardless of

whether a reminder invoice is received.

In the case of Assessments for Emergencies (as defined in Section 9.3 of the By-laws), an invoice

mailed to the current Unit Owner address on file with the Property Manager, not less than ten (10)

days prior to the due date for the emergency assessment, will constitute proper notice under Section

9.3 of the By-laws. The Unit Owner will be responsible for timely payment of the emergency

assessment, provided that this policy is followed, even if the Unit Owner, through no fault of the

Property Manager or the Association, does not receive the invoice.


18

Except as provided in the Transition Provisions of the following procedure, The Board will strictly

enforce the provisions of the By-laws related to late assessments (Sections 9.4 and 9.6) and the

Declaration of Condominium (Section 5) unless a Unit Owner can establish to the satisfaction of the

Board that a specific exception in the application of late charges and/or interest should be granted.

Examples of possible acceptable reasons for granting an exception include: serious illness or death of

the Unit Owner during the period in which an assessment is due; sale of the Unit near the end of a

quarter with the assessment to be paid from the closing settlement. Requests for exceptions must be

in writing from the Unit Owner delivered to the President or another Officer of the Association. A

request for an exception will not automatically delay or defer any action or right of the Association

with respect to the late assessment.

The following procedure governs the collection of delinquent assessments:

1. A late charge of $25 or 5% of the unpaid assessment amount, whichever is greater, will be

charged to any Unit Owner’s account if the Unit Owner’s Assessment payment is not received in

the office of the Property Manager by the close of business on the first day of each calendar

quarter. In the event that the first day of the quarter falls on Saturday, Sunday or a holiday, the

deadline is the close of business on the next business day following the first day of the quarter.

2. If the Assessment remains unpaid on the close of business of the 11th

day of the calendar quarter

(or the next business day following, if the 11th

day is a Saturday, Sunday or holiday), the

Property Manager will mail a notice to the Unit Owner advising that the payment is past due,

that a late charge has been applied and that interest will accrue on the Assessment balance due

from the second day of the quarter until paid at a rate of 18% per annum. The notice will also

include the return address for payments and a telephone number for questions.

3. If the delinquent assessment is paid prior to the 11th

day of the quarter, the Property Manager will

invoice the Unit Owner for the late charge. This invoice will be due and payable no later than 31

days from the date of the invoice.

4. In the event that any amount due the Association from a Unit Owner, including regular or

emergency assessments, late charges and/or interest becomes 30 days past due, the Property

Manager will mail the Unit Owner a past due notice. Such notice will include the amount due,

the return address for payments, a telephone number for questions, and notice that the account

will be referred to the Association’s attorneys for collection if not paid in full within fifteen (15)

calendar days from the date of the past due notice.

5. If the Unit Owner fails to pay the balance due by the due date of the past due notice, the Property

Manager will discuss the account with the Treasurer or the President of the Association before


19

forwarding it to the Association’s attorney for collection under the terms of Sections 9.4 and 9.6

of the By-laws and Section 5 of the Declaration of Condominium.

6. Unit Owners shall be liable for payment of assessments, late fees, interest and charges (attorneys’

fees and other costs of collection) under terms of the Declaration and Florida law. The

Association may accelerate unpaid assessments and charges as provided by Florida law.

7. The Association may impose sanctions on a Unit Owner for non-payment of monetary

obligations including but not limited to suspension of use rights to the common elements,

suspension of voting rights, suspension of right to serve on the Board, denial of lease approval

and denial of approval for stays of family or guests in absence of the Unit Owner.

8. Where a Unit Owner’s assessments or charges are in arrears and the unit is rented, the

Association may direct rent from the unit to be paid directly to the association until the

outstanding amounts are paid in full.

Assessment Amendment (Authorized December 28, 2004)

The Board of Directors authorized the collection of an initial $600.00 ‘transfer fee’ a buyer into

Trophy Club beginning in fiscal year 2005. Assessment revenues collected under this provision

provide an initial capital contribution for reserve funding.

XVI. OCCUPANCY BY GUESTS

Family or guests of Owners may occupy a condominium in the absence of the Owner for a maximum

of two (2) weeks not more than two (2) times per year. Use by the same family or guests shall not be

consecutive.

Unit Owners shall submit an application for stays by guests not less than 7 days before

commencement of the stays. There is no fee required with the application. The application form

may be obtained from the Trophy Club management company or Trophy Club website.

The Board may deny permission for an application on reasonable grounds The Board may require a

refundable deposit not to exceed $200 from a Unit Owner and may also require an interview with the

proposed guests.

Family or guests shall be bound by the Condominium documents. The Unit Owners shall be

responsible for the conduct of the family or guests and their compliance with the condominium

documents. Family or guests who violate the condominium documents may be subject to sanctions

including eviction for failure to comply with the condominium documents.


20

XVII. INSURANCE

Unit Owners must insure their condominium against liability and property damage losses in an

amount not less than $75,000 and provide proof of insurance annually to the Association.

XVIII. OWNERSHIP

No individual, spouse, couple or relative of said individual may own more than two (2)

condominium units in Trophy Club.


21

ADDENDUM A- HURRICANE SHUTTER REQUIREMENTS

Trophy Club at The Strand

1. GENERAL RULES (additional)

(a) Shutters that qualified under the previous codes as “Hurricane Shutters” but now qualify

as protection from “Sun and Shade Only”, are prohibited under this resolution for all new

installations except as noted in section 1d below. (See EXCEPTION)

(b) EXCEPTION---If the intent of the unit owner is to avail themselves with protection from

rain and dust ON THE LANAI—ONLY, AND, they are NOT installing shutters or

hurricane protection on any other windows, then, a lower level of protection in the way of

white, roll-down shutters, that qualified as “Hurricane Shutters” under the pre-2001 codes,

will be considered on the merits of the plans submitted with the application.

(c) All hurricane protection can be used only as shown in the Hurricane Shutter Use Schedule,

Section 5 below.

(d) Lexan® panels must be certified for compliance with Miami-Dade Specifications and bear

label of Acceptance. Lexan ®is to be warranted against discoloration for 10 years.

2. DEFINITION

(a) “Hurricane Shutters” means a device, installation, equipment or appliance, affixed to the

exterior of a building or any portion of a building so as to be visible from the exterior of

the building, with its primary purpose and function being to provide protection to the unit

and the property within the unit against storm damage, water penetration by driven rain,

wind damage or damage from physical objects or projectiles carried by wind or storm.

(b) “2002 Code” refers to the new codes, definitions and specifications defining “hurricane

shutters” that became effective as of March 2002 in Florida and in particular, Miami-Dade

County.

3. APPLICATION

(a) Any unit owner desiring to install hurricane shutters shall apply to the Association for

approval.

(b) The application shall be accompanied by the following items regarding the installing

Contractor:


22

1. If a Contractor is the installer, a copy of an Occupational License and a Certificate of

Competency or Contractor License valid in Collier County, including expiration date.

2. A written Certification that the product to be installed complies with applicable

Miami-Dade Hurricane building codes, and is approved for 2002 Code Hurricane

Protection, meets its wind load requirements and is not just rated as “Sun Protection”.

In the case of installation in the lanai only, with no other shutters being installed, the

exception noted in 1 (d) would apply.

3. “Drawings of Installation” must be attached to application for approval along with a

copy of or proof that a Collier County permit has been issued for this address and unit.

The permit must be “posted” during installation.

(c) Within twenty (20) days after receipt of the written request and COMPLETE

accompanying documentation, the Board or a designated member thereof shall either

approve or disapprove the proposed installation. The Board of Directors shall have no

obligation to review non- compliant requests. At its sole discretion, the Board of Directors

or its designated representative may review and take action on an incomplete application.

Approval is not official unless provided by the Board in written form. If application is

rejected by the Board, the applicant is entitled to appeal the decision after addressing the

cause(s) for rejection.

4. INSURANCE REQUIREMENTS FOR CONTRACTORS

(a) No Contractor shall begin work or install material unless the Contractor carries Public

Liability Insurance, including completed operations, in an amount not less than

$1,000,000.00, Employers Liability Insurance in an amount not less than $500,000.00, and

Automobile Liability Insurance (Including non-owned vehicles) in an amount not less than

$500,000.00/$1,000,000.00, bodily injury, $100,000 property damage, or if single limit,

$1,000,000.00. Not withstanding any minimum amount required herein, no insurance

coverage shall be less than the minimum amount required by law.

(b) Contractor shall submit to The Trophy Club at The Strand or it’s management company an

insurance certificate demonstrating all required coverage and Trophy Club at The Strand

shall be a named an additional insured on the insurance certificate.

(c) All insurance policies shall contain a clause requiring a minimum of twenty (20) days

prior notification to the Association in the event such policy is to be cancelled, terminated

or modified in any manner. No contractor or proposed hurricane shutter installation shall

be approved unless and until appropriate certificates of insurance are received by the

association from the insurance agent or insurance company of the installing contractor.


23

5. UNIT OWNER’S RESPONSIBILITY

a) The unit owner is responsible for all costs of installation, maintenance and continued first

class upkeep, including regular outside cleaning, of hurricane shutters, and for insuring

them against property damage. The unit owner shall permit the Association to inspect the

shutters, as necessary to ensure compliance with the Associations specifications and rules.

b) The unit owner is responsible for obtaining all necessary building permits, and for

adherence to and compliance with all applicable building codes.

c) The unit owner must install and maintain the hurricane shutters referenced to herein in a

first class manner. If the unit owner fails to maintain the hurricane shutters as required

herein after fifteen (15) days written notice from the Association to the unit owner, the

Association shall have the right to perform, or have performed any required maintenance

or repair work or to have the hurricane shutters removed and the property restored to its

condition prior to their installation, at the expense of the unit owner. If any hurricane

shutter must be partially or wholly dismantled or moved in order to allow the Association

access to other parts of the condominium for which the Association is responsible, the

costs of such dismantling or removal shall be borne by the unit owner.

d) The unit owner must indemnify, defend and hold harmless the Association from any and

all claims, actions, costs or expenses of any nature whatsoever, including but not limited to

attorney’s fees, arising out of, or because of, the construction, maintenance or temporary

installation of the hurricane shutters or panels.

e) The unit owner is responsible for any damage to the common elements or other property

or units within the condominium which is caused as a result of the installation or

maintenance of the hurricane shutters described herein.

f) The installation of hurricane protection shall be in accordance with the schedules below:


24

HURRICANE SHUTTER USE SCHEDULE

Owner In Residence

Hurricane protection Lanai

Shutters

Rear, side or

entry area

windows

Bonus Room ,

Garage, or

sidelight Windows

Front

entrance

door

Roll down shutter OK OK Not Allowed OK

Lexan Panels Not Allowed OK OK 3 days

before/after

named storm

Steel, Aluminum, Opaque Not Allowed 3 days

before/after

named storm

Not Allowed Not Allowed

HURRICANE SHUTTER USE SCHEDULE

Owner Not in Residence

Hurricane protection Lanai

Shutters

Rear, side or

entry area

windows

Bonus Room ,

Garage, or

sidelight Windows

Front

entrance

door

Roll down shutter OK OK Not Allowed OK

Lexan Panels Not Allowed OK OK OK

Steel, Aluminum, Opaque Not Allowed 3 days

before/after

named storm

Not Allowed Not Allowed

Documents

I. INTRODUCTION A. GENERAL · (b) Shutters must be in compliance with the current Miami-Dade Hurricane Building Codes. (c) Roll-down shutters are allowed on all windows and doors