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Bristol Green
Community Reference Information

This page is here to act as a reference "library" of our community.
This information is here for reference only, and does not serve as official endorsements
of Bristol Green Condominium, its Board, or Brodie Management.
Residents are encouraged to perform their own research, or talk to neighbors to obtain additional information.
More content will be added regularly.

EMERGENCY REFERENCE

Life threatening emergencies need to be reported to 911 immediately.

Property management emergencies after hours may be called into 410-377-1605.

Water shut-offs
Each unit has an individual shut-off valve. It is blue or black in color, round, and is the closest valve to the wall in your outside water heater closet. Turn to the right until tight to turn off your water supply.

If you have a first floor unit, your closet also has a special valve on the wall called a "riser valve" which will turn off the water to your unit, and the two above you. Turn this valve clockwise until tight to turn off the water to the entire stack of 3 units.

For shutting off the entire building, or a sprinkler system, please contact Brodie Management, or the after hours emergency number above.

Water heater work
If you are having any work performed in your water heater closet, call Brodie Management as far in advance as possible so that the sprinkler system can be temporarily disabled. Many plumbers have set off sprinkler heads while soldering pipes, and servicing the exhaust flues of our water heaters.
Also, if you drain your water heater, do NOT use the overflow pipes in your water heater closet! Use a garden hose, and drain the tank outside to ground level. The overflow pipes in the closet are not designed to handle 50 gallons of water flow, as they are connected to the condensate drain lines. If you or your contractor ignore this, you risk flooding the unit(s) below you.

General

Bristol Green consists of 10 secured access condominium buildings, with 12 units in each (120 units).
There are 6 garage buildings with 5 garage bays in each (30 garages). Garages are deeded separately from units.
Original construction of the community took place from 1994 through 1995 by Bozzuto, Inc.

Our community is managed out of the Annapolis office of Brodie Management, Inc:
134 Holiday Court, #308
Annapolis, MD 21401

Bulletin Boards

The bulletin/corkboards in the entrance of each building serve as a place for general announcements and information to residents. Brodie Management and the Board maintain the postings on these boards. Please keep personal postings to a minimum. If Board or Brodie postings cannot fit, other items will be removed to make space.

Board Meetings

1. When are Board meetings held?
   The first Thursday of each month, however, the months of July & August are skipped. The most recent approved meeting minutes are available on the home page.
   
   
2. Who can attend?
   All residents are encouraged to attend to stay informed and involved in their community.
   
   

Condominium Documents

Condo docs governing Bristol Green are available for a fee in paper copy from Brodie Management. As an alternative, you can download/view the docs as searchable PDF files from the links below. You will need Adobe Acrobat Reader installed on your computer. Please be patient as some of these files are a bit large.

Articles of Incorporation
Declaration of Condominium
Amendments to Declaration
Bylaws
Amendments to Bylaws
Rules and Regulations

Condo Insurance Policies

All of our buildings are covered by a Master Insurance Policy which will rebuild all buildings as they were originally constructed in the case of casualty loss (fire, tornado, earthquake, etc.).

A typical condo insurance policy on your unit will contain dwelling coverage and personal property/contents coverage. Dwelling is to cover improvements you have made to your unit above and beyond its original construction. Depending on your coverage clauses, this may also cover water damage to your unit and your neighbors' units in case of a failed water heater, faucet, etc. Keep in mind that if a fixture fails in your unit and damages another, you are responsible for the repairs. Personal property/contents coverage simply covers your furniture and other personal items such as clothing, jewelry, electronics, etc. (depending on your policy).

All residents are urged to call their insurance agent for any questions regarding their condo policy. This information here is for general reference only, and does not replace the advice of your insurance company. Questions regarding the Master Policy should be directed to Brodie Management.

Call Boxes

These are secured access buildings. Every building has a call box to allow guest access to the buildings. Your last name is programmed into the box, along with your home phone number. Upon moving in, you must contact Brodie Management to have the previous tenant/owner removed from the panel, and your name added. Names are NOT updated automatically. If your home phone number changes, you will need to call Brodie and have it updated in the box. Only 410 and 443 area codes are allowed to be programmed into the boxes as other area codes will cost the Association long distance fees.

Visitors scroll through the list by last name - NOT unit number. Many people are not used to this. Once they find the right name, they press the button to place a call, and the box will call your unit. When you answer, you can speak to the person outside, just like a speakerphone. If you wish to allow them in, press 9 on your phone, and you will hear loud beeps, indicating the door has unlocked. The call will then disconnect.

Keys & Mailboxes

If you need extra keys for your building door, simply call Brodie Management who will send our locksmith to meet your needs. Keys are $1.50 each payable to the locksmith.

Mailbox locks are the responsibility of the unit owner. If you need a lock replaced or serviced, please call Brodie Management and they can have our locksmith out to address the problem. He has very reasonable rates. The Post Office will not service our mailbox locks as the mailbox units themselves belong to the Association.

Exhaust Lines & Utilities

• Dryer vent cleaning is a unit owner responsibility and should be done a minimum of every 2-3 years. This will prevent fires, prevent your dryer from overheating, will prolong the life of your dryer, and will allow your clothes to dry much more efficiently. We have negotiated a discounted rate for this service. Those interested in scheduling this should call Brodie Management. We have heard nothing but positive feedback on this company. One unit recently had a 2-gallon size bucket full of lint removed from its exhaust line! Third floor units are urged to have this done more often, as there are sharper turns in their lines which contribute to more buildup.
  
  
• If you experience a draft from your kitchen exhaust system, we have a fix. Contact Brodie Management for a quote we have obtained from one of our contractors for an in-line backflow preventer. This would be a unit owner expense.
  
  
• If a gas leak is found, and the leak is not related to meter hardware, it is unit owner responsibility to call a plumber and have the gas line repaired. Individual unit lines are not common elements.
  
  
  

Units/Fire Safety

1. I want to remodel part of my unit. What am I allowed to do?
   Remodeling is permitted without Board approval, as long as you do not disturb load bearing walls, sprinkler heads, sprinkler pipes, and other common elements such as exterior walls, exterior doors, windows, the roof, or your entry door.
   
   
2. What should I know about the fire sprinklers in my unit?
   Do not touch them! Sprinkler heads should never be tampered with or painted. All sprinkler maintenance is performed by a contractor approved by the Board and Brodie Management. If you have a sprinkler problem, call Brodie immediately.
   
   
3. What about the fire alarm in my unit?
   Every unit has smoke detectors. These are a unit owner's responsibility to maintain, and they are NOT tied into the building's alarm system. They run on building power, and each have a 9 volt battery in case of power failure. There is also a fire alarm siren in each unit. If this goes off, LEAVE THE BUILDING IMMEDIATELY. Never assume it is a false alarm. Testing is performed periodically, and notices of this will be posted in advance.
   
   
4. How does our fire alarm system work?
   Our fire protection system is monitored 24 hours a day by Action Integrated. If the fire alarm in your building is going off, Action Integrated will receive an automatic notification, and dispatch the fire department. Residents are free to call 911 if they wish as an added precaution.
   
   
5. What if I see a fire?
   If you witness a fire in your building, pull the fire alarm station in the main hallway immediately. There is one on every floor. Fire extinguishers are located in the center of every hall on every floor, if you choose to use one. Use your best judgment - if you feel your safety is at risk, leave the building and let the fire department handle the situation. Sprinklers will control most fires until the fire department arrives.
   

Hallways

Building hallways are considered common elements and are maintained by the Association. They are cleaned twice per week. All concerns or maintenance needs (blown out bulbs, etc.) should be directed to Brodie Management. Modernization and refurbishment of the halls are planned to begin after the roofs are replaced.

Hallways are not to be used for personal storage, including, but not limited to, baby strollers, bicycles, shoes, umbrellas, trash bags, etc.

Fireplaces

The standard fireplace installed in Bristol Green is a Martin, model GSC36. This is a decorative fireplace, and therefore, is not intended to heat your unit. Martin is no longer in business, but parts can still be found for them, including the glass doors. The fireplaces have a continously lit pilot, however, if you need to relight it, lighting instructions for this model fireplace can be found by clicking HERE. If you feel uncomfortable lighting the unit yourself, or if you need any service on your fireplace, a servicer highly recommended by residents is Day or Night Home and Hearth Services, 410-782-4070. Warning: Gas odor is not normal in or around your fireplace. If you smell gas, call BGE.

Heating & Cooling

Our heating and cooling systems are unique and are always the source of many questions. We have no gas lines or venting inside our units for a regular gas furnace, so hot water is used to heat our units.

If you getting inadequate hot water in your unit, you may need to simply turn up the temperature on your water heater, adjust your mixing valve setting, or both, especially when the weather turns colder. Your water heater should be set between 120 degrees and 140 degrees, depending on your hot water usage, and thermostat setting.

Water heater work
If you are having any work performed in your water heater closet, call Brodie Management as far in advance as possible so that the sprinkler system can be temporarily disabled. Many plumbers have set off sprinkler heads while soldering pipes, and servicing the exhaust flues of our water heaters.
Also, if you drain your water heater, do NOT use the overflow pipes in your water heater closet! Use a garden hose, and drain the tank outside to ground level. The overflow pipes in the closet are not designed to handle 50 gallons of water flow, as they are connected to the condensate drain lines. If you or your contractor ignore this, you risk flooding the unit(s) below you.

• Our water heaters not only provide hot water, but they also provide hot water to heat our units.
• Our heat is provided through a heat exchanger inside the unit. Water is drawn from the tank with a small pump through a small metal heat exchanger which warms up. Then cool air from inside passes over it, warming the inside air. The now cooler water from the water heater is returned to the tank for reheating.
• Our water heaters are special, as they have side taps labeled for "space heating". These tanks also have larger burners to accommodate faster heating.
• Modern energy efficient "tankless" water heaters are compatible with our heating systems, if installed properly.
• Our air conditioning is fairly standard, with the exception of the condensing unit, which is a "through-the-wall" model, frequently used in apartments and condos to save space.
  
  Upgrading Your System
  
  
• If you have "Apollo" brand equipment in your unit, you most likely have the original water heater and air handler (the big box inside your unit in a closet).
• If you have an original water heater, consider replacing it ASAP. It WILL fail soon, and any water damage to other units is your responsibility to repair. Our buildings are over 15 years old, and water heaters generally only last 10-15 years. Plus, new tanks are more efficient and will save you money on energy bills - especially tankless models.
• Apollo brand water heaters tend to be more difficult to obtain, so one compatible replacement model is the Bradford White DH1-504T6BN. However, any 50 gallon water heater with side taps for space heating, and equivalent BTU rating will suffice. Based on unit owner feedback, replacing your water heater will cost an average of $2,200-$2,300.
• The Apollo air handlers are no longer manufactured, although some parts are. One replacement model is the First Company 30HBQB. First Company is a division of Carrier.
• The original air conditioner condensing unit next to your water heater was made by National Comfort Products and is still made today in Pennsylvania. You can also replace it with a First Company (Carrier) model 24WCX-AB, or, an equivalent.
• Based on unit owner feedback, replacing your air conditioner and air handler together will cost approximately $4,000, but will reduce your energy bills, and heat & cool your home faster.
• New systems are at least 10-15% more efficient than the original systems from 1994-95.
• Consider installing a programmable thermostat in your unit. This can also save you a great deal of money on your heating and cooling.
• BGE Home and Environmental Systems Associates have completed system upgrades in Bristol Green. Residents are encouraged to research several contractors before choosing one.
  • NOTE: BGE Home is the only contractor that has installed tankless water heaters in our community thus far. Having a tankless water heater will require the addition of a small electric heater to your outside closet, as a precaution, to prevent your pipes from freezing.
• CALL BRODIE 24-48 hours in advance (if possible) to have the sprinkler system in your building turned off when having work done on your heating system. With torches and multiple tools in use near the sprinkler heads, we have had some pop and begin spraying water.
  
  

Windows & Doors

1. Who is responsible for windows and doors?
   Unit windows and doors are owned by the unit owner. This includes the sashes and screens only. The framing, casing, and exterior trim and waterproofing are a common element and belong to the association.
   
   
2. How energy efficient are the original windows installed by the builder?
   An unscientific test of original Bristol Green windows by a window contractor revealed that they are roughly 43% efficient, meaning up to 57% of energy can be lost through them. Today's modern windows with a U-factor of 0.30 or lower are well over 90% efficient.
   
   
3. I want to replace my windows. What am I allowed to do?
   If you wish to replace your windows, you may purchase replacement windows as long as they exactly match the style and appearance of the original current windows, including grilles.
   New construction windows or modifications to framing need Board approval and justification.
   
   
4. I want to replace my sliding glass door/French doors (double doors). What am I allowed to do?
   You may replace your current sliding glass door or French doors, as long as the new ones match the style and appearance of the originals. All trim work and siding must be returned to its original condition at the completion of work, as these are common elements.
   
   
5. Can I install French doors (double doors) instead of the current sliding glass door?
   Yes, French doors are permitted, but grille work must match the look of your windows, and should be between the panes of glass. All trim work and siding must be returned to its original condition if a sliding glass door is removed, as these are common elements.
   
   
6. Can you recommend a window/door contractor?
   The Board of Directors cannot endorse any particular business or contractor. However, we can share with residents those that have done work in the community in the past, and come recommended by numerous residents. The most highly recommended company has been Dream House Windows. Their number is 800-544-3444.
   
   
7. My bottom windows (original) occasionally tip inside my unit without warning. How do I fix this?
   Your tilt latches are broken off and need to be replaced. Click HERE to order replacement pairs of tilt latch assemblies, or, you can simply keep your window locked.

Balconies/Patios

1. What is a unit owner responsible for outside?
   As a unit owner, you are required to keep your patio or balcony orderly, and reasonable in appearance. For example, using a patio or balcony as a storage area is not acceptable.
   Also, hanging clothes out to dry on your railing is strictly prohibited, and is specifically mentioned in the Bristol Green Bylaws.
   
   
2. What items does a unit owner actually own?
   On a balcony/patio, you are responsible for the maintenance of your light fixture and electrical outlet only. All other items are considered common elements. Flood lights have been allowed as an alternate fixture in some first floor units for added security.
   
   
3. I want to replace my patio/balcony light fixture. Where can I find an acceptable replacement?
   The light fixture must remain a brass "coach lamp" style fixture to preserve architectural continuity throughout the community. Until recently, these lamps were available off the shelf at Home Depot. They must now be ordered at a Home Depot store, or any online web sit that sells Progress Lighting fixtures. The fixture is made by Progress Lighting, item # P5607-10. Click HERE to order it online from Home Depot and have it shipped to you. This particular fixture has a clear coating on it, called "BRASSGuard" which will ensure the brass finish lasts for many years.
   
   
4. What is not allowed on patios/balconies per our By-Laws?
   
   • Cooking on balconies and patios with any type of grill is strictly prohibited, and is against county fire codes. This type of heat can deform or melt our siding, and poses the risk of igniting our wood balconies, or materials on the balcony above you. The use of cigarettes on balconies is permitted, but smokers must use caution to not discard ashes and cigarette butts onto the floor of their balcony, or over the railings. We have had fires in mulch beds in the past due to carelessly discarded cigarettes. People observing a violation of the above laws may contact the Fire Department immediately, and should follow-up with a phone call or e-mail to Brodie Management.
     
     
   • Storage of flammable materials, such as gasoline cans and propane tanks on a balcony or patio are strictly prohibited.
     
     
   • The use of balcony railings for clothes drying is prohibited in our By-Laws due to its poor apperaance. Consider using a drying rack.
     
     
   • Permanently attaching anything to your balcony or any exterior part of the building is prohibited. No screws, nails, etc. shall be installed into the building, railings, columns, fencing, or any other element of your balcony/patio. This includes awnings, screens, and fencing, as it drastically changes the appearance of the outside of the building and damges its surfaces.
     
     
   • Flower boxes must be hung on the INSIDE of railings. It is not permitted to hang items on the outside as they pose a risk to people's safety below, and a risk of property damage. This rule is in place due to past experience with such circumstances.
     
     
   • Common courtesy is a must in condo living, especially on upper floors. Do not allow items to fall down through the decks onto lower levels, inlcuding water, plant soil, etc. If you find the need to wash your balcony, kindly work out a time with your neighbors to ensure no propery is damaged, and no one gets soaked.
     
     
5. I have concerns about the condition of my balcony/patio's column, decking, or railings. What should I do?
   Contact Brodie Management for all property issues.
   
   
6. Can I have a satellite dish outside my unit?
   Yes, satellite dishes are allowed, but only if they are freestanding. They cannot be attached to the building in any way. Satellite dish companies will generally setup a dish on a stand, and weight it down with bricks or concrete blocks. It will be placed on the patio or balcony, and is generally not much taller than the railings in total height. Contact Brodie Management for details.

Outdoor Cooking

Outdoor cooking is only allowed in the paved grill area to the left of 5911 Millrace Court. Period. Other areas pose a safety risk, and/or is against Howard County fire code (such as balconies, patios, etc.). If someone is observed cooking near a building, on a patio, or balcony, the Howard County Fire Department may be called. This has happened in the past and can lead to fines from the County. Fire codes are there to protect your home, and the homes of those around you. Don't jeopardize the property and safety of those around you.

Garages

1. What are my responsibilities as a garage owner?
   You are responsible for the interior of your garage, along with the door, and all aspects of its lift system. Exterior painting of wooden garage doors will be handled by the association. If your garage experiences a loss of power, call Brodie Management.
   
   
2. What if my door needs repairs/replacement? Who do I call?
   All About Doors is a garage door company that has serviced Bristol Green for many years, and can be reached at 410-590-5662. They are very familiar with our garages. Ed is the primary point of contact. See Question #3 for door information.
   
   
3. I've seen two different door styles around the community. What's the story?
   The original doors in the community are wood, and need regular maintenance. They are also prone to rot, and sagging. The wood doors can be replaced in sections, or all at once. Garage owners are encouraged to replace their door with an aluminum model. These doors are stronger, more secure, maintenance free, and more attractive. They don't cost much more than a wood door, and never need painting, and will not sag and buckle over time. The aluminum doors are model # 775 at All About Doors, in the Almond color. Each door must be individually measured and quoted.
   To preserve architectural continuity, the existing wood door style, and the above aluminum style, are the only door styles permitted to be installed in Bristol Green.
   
   
4. Why do the middle garage doors on each building seem to rot or sag before others?
   This is because the middle garage doors do not have overhangs protecting them from the elements. These doors get direct beating by rain and snow. Owners of middle garages are strongly encouraged to purchase the aluminum door model mentioned above due to the increased amount of weathering they sustain.
   
   

Landscaping

Landscaping is under contract with Brickman. They handle all landscaping and drainage needs.
Landscaping improvements are always a large expense. Feel free to bring concerns to the Board or Brodie, but please keep in mind that landscaping needs need to be planned out, and everything can't be done at once.
If you walk a dog, it is your legal responsibility as a Howard County resident to pick up and dispose of pet waste. County fines can range from $25-$500, and if you are a Bristol Green resident, you may be subject to Association fines as well.

Parking / Roadways

There is currently no reserved parking or parking permits in Bristol Green. However, we ask that as a courtesy to your neighbors, please have visitors park across the street from building entrances, allowing residents the best spaces. Please see section below regarding designated snow emergency areas.

Many people have asked if Bristol Green could become a gated community. While the Board sees many benefits to securing the community with a gate system, we do not have sufficient entryway length to support this safely, without backing up traffic onto Old Dobbin Lane. Also, the cost to install the necessary gates and infrastructure is very high.

Snow Removal and Snow Emergency Areas

When snow is forecasted, do not park in the Snow Emergency areas or you will significantly hamper clean-up efforts, and risk your vehicle being damaged or blocked in by heavy equipment and/or snow piles. Click HERE to see a map of their locations. They are also marked with signs.

Snow removal and salting is performed by Brickman on a Time & Materials basis. Because we never know how much winter precipitation we will get in a season, it does not make financial sense to sign a flat rate snow contract. This work must be pre-authorized per event, so the Board President and/or Brodie Management contacts our Brickman representative well in advance of a storm or snowfall.

Trash Collection

Trash is picked up on Tuesdays and Fridays by a Howard County subcontractor. We are always looking for volunteers to open the gates before pickups and close them afterwards. This will help improve the overall appearance of the community.
The dumpsters are for household trash only. Other items such as mattresses, furniture, home improvement debris, etc., must be taken to the Howard County landfill.
Pet waste MUST BE BAGGED when placing it into a dumpster. Dumping raw pet waste such as used cat litter is not only a nuisance, but also a public health hazard.

Fountain

The fountain is started each May and shut down each October by Fountain Craft, Inc. Routine maintenance is performed by your Board President, Travis Beaver. If you ever see the fountain in need of special attention, please contact Brodie Management.