Frequently Asked Questions

New residents must schedule a move-in meeting with the on-site manager. All moves must also be scheduled in advance with the on-site office manager . A move-in fee of $100 for moves conducted on a weekday, or $150 for moves conducted on a Saturday, is payable in advance by the unit owner or tenant conducting the move.

Moves may not begin before 9 a.m. and/or continue beyond 6 p.m. on weekdays. Moves conducted on a Saturday may not begin before 10 a.m. or continue beyond 3 p.m. Moves may not be conducted on Sundays or holidays.

The placing of any temporary storage container within any marked parking space or spaces, or anywhere else on the common element in connection with a move, is prohibited without prior approval of the Board of Directors.

The on-site office provides limited assistance to residents who have accidentally locked themselves out. Lockout assistance, however, can be provided only during normal business hours and requires photo identification that is satisfactory to the on-site office manager. In addition, the name on the identification must match the name of a resident for that unit on the current community census form.

Residents are encouraged to leave a spare key with a trusted neighbor, or with a nearby friend or relative in the event a lockout occurs when the on-site office is closed.

Board meetings are held on the second Tuesday of every month at 7:00 PM.

1. Turn the thermostat off (digital thermostats should be set to the lowest setting).
2. At the circuit breaker panel, turn the circuit breaker for the heat pump OFF.
3. Wait a minimum of two minutes.
4. Turn the heat pump circuit breaker on.
5. Turn the thermostat on.

If that doesn’t work, set your thermostat to “cooling” mode or the temperature to the lowest possible setting, and run cold air for several minutes, even in the middle of winter. This should break up any ice that may have formed in the inlet pipes.

If that doesn’t work either, contact your HVAC service provider.

No, parking spaces are not assigned. Authorized vehicles are accommodated on a first-come, first-served basis. However, residents must ensure that the current parking permit sticker is properly displayed on their front windshield or rear window to avoid being towed.

Each unit is entitled to one resident parking permit and one visitor parking permit. Parking permits are issued on an annual basis during the month of October. The parking permit must be displayed either on the front windshield or rear window. Vehicles occupying marked resident spaces that do not display a current resident parking permit and those occupying marked visitor spaces that do not display a current visitor parking permit are subject to towing between the hours of 10 p.m. and 5 a.m.

Vehicles must be parked within the painted lines marking each parking space. Using more than one space by parking across marked lines, is prohibited and is grounds for towing. Marked parking spaces are intended to accommodate personally owned passenger-type motor vehicles, including motorcycles, of residents and their guests. Trailers, trucks, campers, camp trucks, house trailers, boats, and any vehicle that requires more than one marked space, or any junk vehicle, may not be parked or stored in any marked parking space, or anywhere else on the general common elements.

Commercial vehicles, including trucks, vans, and special-purpose equipment, may park in any marked space for the purpose of providing services to any unit or any part of the general common elements. Such commercial vehicles may park without permit or limitation only while services are being performed or as otherwise necessary, and may not be left overnight.

Failure to abide by the parking rules and regulations may result in non-compliant vehicles being towed at the vehicle owner’s risk and expense in accordance with Title 21, Subtitle 10A of the Maryland State Transportation Code and Section 30C of the Montgomery County Code.

Unit owners are required by the Bylaws to obtain individual condominium unit owner’s coverage, known as Form HO-6, in at least the amount required to cover the master policy deductible ($10,000). This coverage is available from any property and casualty insurance carrier writing Maryland policies and provides coverage for personal property, personal liability, and all improvements that have been made to the unit.

In addition to HO-6 coverage, unit owners and tenants are encouraged to purchase personal articles coverage that protects against damage to or loss of high-value items, such as antiques, jewelry, and fine art, which may be excluded from the HO-6 coverage.

Unit owners are responsible for making repairs, improvements, and replacements to the interiors and contents of each unit at personal expense regardless of whether the unit is owner-occupied or leased.

Maintenance requests for the interiors of leased units occupied by tenants must be directed to the unit owner or owner’s agent. The management agent has no legal authority to make repairs to the interiors of units, except to the extent necessary to prevent damage to adjoining units or any part of the general common elements.

The Landport Work Order Management System is the preferred means of reporting and managing failures, outages, and other maintenance issues affecting the general common elements, such as exterior and stairwell lighting, walkways and entryways, landscaping, common area utilities, and recreational facilities. The system does not apply to unit owner responsibilities.

1. Enter the following URL into your web browser and save as a bookmark or favorite: https://www.landport.net
2. Enter your username and password. If you do not know this information, email office@rcgardens.com for assistance.
3. Click the “Create Request” link on the left-hand side of the screen.
4. Click on the unit number link, which will take you to the reporting screen.
5. In the Service Needed block, simply select the nature of the service required (e.g., electrical, plumbing, etc). The rest of the dialog boxes are self-explanatory but please provide enough details to enable the on-site office manager to refer the request to the proper maintenance provider.
6. Click the Submit Request button when finished. You will then receive a screen confirming your request and providing a Request Number.

The onsite Office Manager may contact you for additional information and will provide periodic updates until the work order is closed.

The Council of Unit Owners, through the management agent, contracts for pest control services for the general common elements and individual units at no charge. Residents of units experiencing infestations must contact the on-site office. The exterminator comes out of the community twice a month for common area treatment and in units upon request.

Yes. In order to promote the peaceful enjoyment of individual units, at least 70% of the floor surface within each unit must be covered with padded carpeting, except for kitchens, bathrooms, and closets.

One is behind the building # 2236 near the pool and the other is behind building # 2206. Keys are available for $10 at the front office.

Yes. Residents may keep and maintain a dog or cat, or caged birds limited to one cage per unit. Fish may be kept in any number, subject to a limitation of one aquarium of 20 gallons or less per unit.

A dog or cat must be registered with the Council of Unit Owners annually, as part of the annual community census. New residents having a dog or cat must register the pet with the on-site office within 30 days of occupancy.

Pets must be leashed or carried on all parts of the general common elements at all times, which include stairwells, landings, sidewalks, walkways, and grassy areas.

Pet owners must immediately remove any feces dropped on any part of the general common elements, place it in a bag or other suitable container, and deposit it in any of the marked “pet waste only” receptacles.

The Council of Unit Owners, through the management agent, maintains contracted snow and ice clearing services for parking areas, sidewalks, walkways, and exterior entryways. Since not all areas of the community can be cleared at the same time, snow and ice clearing is conducted in accordance with the following guidelines:

1. Prior to the start of each winter season, the on-site office will arrange for the placement of a container consisting of a sand and salt mix outside of each entryway. Residents are asked to use the mix as necessary to provide traction in the vicinity of entryways until sidewalks and entryways can be fully cleared.
2. Snow and ice clearance will begin when there has been an accumulation of two inches or more, or at the discretion of the property manager. For major or continuing storms, clearing operations will continue at appropriate intervals or may be deferred until the storm passes.
3. The initial priority for plowing is the driving lanes in the two off-street parking areas. Residents are responsible for digging out their own vehicles that may have become blocked by snow as a result of clearing the driving lanes. As time and resources permit, efforts will be made to clear parking spaces that remain snow-covered in both off-street parking areas and along Washington Ave.
4. Priority for hand shoveling and snowblowers is sidewalks and entryways that directly access buildings. Secondary walkways that do not directly affect access to units will be cleared when conditions permit.
5. Responsibility for clearing attached patios or terraces that constitute limited common elements remains with the owners of those units.

All condo fee and payment related questions can be sent to our billing department. Please email billingdept@abarisrealty.com and make sure to include your full address in your correspondence.