Frequently Asked Questions

Can I rent a condo at Brittan Heights?

Each Brittan Heights Condo is individually owned. If an owner chooses to rent it out, they select their method of advertising for the rental.

There is no central location or contact person for rentals of these San Carlos condominiums.

The best method to find rentals is to check Craigslist and Zillow.

I’m a condo owner at Brittan Heights. How can I rent out my condo?

There are currently no rent restrictions at Brittan Heights. Meaning, unlike some condo complexes which limit the number of units that can be rented out to 25%, there is no limit at Brittan Heights.

AirBnB – Renting through AirBnB would violate the CC&Rs because rule 7.8 states that no owner shall be permitted to lease his unit for any period of less than 30 days.

How can I contact the Property Management Association?

The Management Company is HOA Organizers Inc.

HOA Organizers Inc.
Primary Contact: Sheila Esteban
Address: 20847 Sherman Way Penthouse, Winnetka, CA 91306
Phone: (818) 778-3331 x559
Fax: 818-286-9434
Email: sheila@hoaorganizers.com
Website: www.hoaorganizers.com

How can I contact the Club House?

Call (650) 593-8530 to contact the Club House. They are typically only open a couple afternoons during the week and then open longer both Saturday and Sunday.

Please call the Club House if you need help with the following and more:

• If you need to reserve the Club House for a private gathering or event. Important: Please reserve at least four weeks in advance.
• If you need to reserve a tennis court.
• If you need to rent the tennis ball machine.
• If you’ve lost your keys to the pool/tennis courts and you need to replace them. A fee is charged.
• Important: If you are a new owner who was not given a mailbox key, please do not call the clubhouse; the mailbox key should have been transferred to you when escrow closed on your unit.

Always leave your name, phone number, and address if your call is answered by a machine.

Where can I find the Brittan Heights Rule Book?

You can download the Brittan Heights Rule Book here.

Are pets allowed?

Each owner is allowed two ordinary pets. Ordinary pets are animals like cats or dogs.

How does car parking work?

Each unit is allowed two vehicles. Each unit is assigned a carport with a storage locker and residents may park another vehicle in any of the open spaces.

All residents are reminded that any vehicle that will be parked inside the complex, whether it be in the open parking or a carport, must be registered with Management.

What kind of barbecue can I use?

Residents are reminded that the State of California has special regulations regarding what kind of barbecues can be used in condominium Complexes such as Brittan Heights.

Charcoal burners and other open-flame cooking devices, plus cooking devices that require a propane fuel container whose size is greater than 1 pound, may not be stored in the patio or balcony area.

Can I store stuff in the Attic?

The attic spaces above a 3rd-floor unit or above the one-story townhouses are restricted common areas. Owners may store objects that are not dangerous; however, they require prior approval from the Board of Directors.

The requirement is that all attic walls with adjoining units must be sheet-rocked to be fireproofed. Owners must also carry liability insurance for the attic space.

Does Brittan Heights have “quiet hours”?

“Quiet hours” are: Sunday-Thursday 11:00 P.M. to 7:00 A.M. and Friday-Saturday from 12:00 A.M. to 8:00 A.M. and all occupants must follow this rule. During these hours there should be:

•  No loud music/television.
•  No running/jumping.
•  No hammering or drilling.
•  No loud conversations when entering/exiting the building.
•  No moving of furniture or heavy objects.
•  No use of vacuums, washing machines, dryers, or any appliance that will create excessive noise.
•  No playing of musical instruments.

What are the rules regarding the use of Tennis Courts?

Brittan Heights H.O.A. Tennis Court Rules:

1. Residents only.
2. Playing time: 8 A.M. to 10:00 P.M.
3. Players must wear tennis shoes.
4. No pets, smoking, or refreshments inside the court area.
5. Keep gates locked.
6. Turn off the lights when finished.

Complete rules are posted inside the Court Area.

What are the rules regarding the use of Swimming Pools?

Brittan Heigh Pool Rules

1. Pool Hours: 8 A.M. – 10 P.M.
2. Pools are reserved for the exclusive use of residents and their guests (2 per unit). NO LIFEGUARDS ON DUTY.
3. The pool gate is to remain CLOSED when not in use.
4. Children under 14 must be accompanied by an adult.
5. Only swimwear will be allowed in the pools.
6. Glass is NOT PERMITTED IN THE POOL AREAS.
7. All litter must be disposed of in the trash receptacles.
8. No pets are allowed in any pool area.
9. Running, roughhousing, jumping, and diving are prohibited.
10. All radios, cassette players, etc. must be used with headphones.
11. Life preservers are reserved for EMERGENCY USE ONLY.
12. Lap Times: 5:00 P.M. – 7:00 P.M. Monday-Friday in the Main Pool.
13. Persons with active diarrhea within the last 14 days are not allowed to enter the water.

What are the rules regarding waste disposal?

Disposal Rules of Brittan Heights Homeowner Association

• Large item dumping is prohibited.
• Dumping items in public spaces is prohibited, including items marked “free”.
• Always break down boxes to conserve space in all recycling bins.

Recycle & Compost Guide

Large cardboard (blue) dumpsters and compost (green) dumpsters

• Between 3314 and 3316 Brittan Ave.
• Across the parking lot at 3366 La Mesa Dr.

Recycling Household Batteries

At every garbage stall, look for the white bucket in or outside of the stall side doors.

Recycling helps to reduce our trash collection expenses – thank you!

Who can I call when I have plumbing issues?

(408) 295-7767 Aquatek Plumbing. The Association uses Aquatek to determine responsibility – whether it’s the individual owner or the Association. Please contact management first. They can assist in scheduling and coordination.

What do I do when I see dry-rot damage in my condo’s shower?

Who is responsible for the dry-rot found behind the shower wall panels or tile once these components are removed? The Association – because the area behind these components is part of the common area; it is the Association’s responsibility to repair by a vendor of their choice.

However, if the dry rot resulted from the homeowner’s failure to maintain their plumbing, shower wall, or tile, the cost for the repairs would be assessed back to the owner.

What are the responsibilities of Homeowners regarding home maintenance and insurance?

• Chimney Maintenance. If you are planning to use your fireplace throughout this winter season, please make sure that you have a licensed chimney company clean it to avoid accidents, such as a fire.
• Plumbing Maintenance. Some components that homeowners should make sure are working properly are, the angle stops, which are located behind the toilet, underneath sinks, and behind the laundry machines. Owners should consider replacing any rubber hoses that service their washer, dishwasher, or refrigerator with stainless steel.
• Regular Insurance. Having the proper insurance can save homeowners from having out-of-pocket expenses when unforeseen losses happen, for example: tub, toilet, sink overflow, aquarium leaks, refrigerator water line leaks, kitchen fires… Please remember that all homeowners may be responsible for the $10,000, which is the current deductible for the Association’s insurance policy.
• Earthquake Insurance. If the community were to be severely affected by an earthquake, the Association’s insurance would only cover the structure of the building, e.g. the walls, roof, and bridges. Essentially the building would be rebuilt to the original layout. This means that if you have upgraded the quality of your carpet, installed hardwood flooring, installed new granite countertops, etc., these items would not be covered under the Association policy. It is for this reason that homeowners are encouraged to spend that extra dollar amount to have earthquake and contents coverage under their own policy.

Do the popcorn ceilings in Brittan Heights have asbestos?

Yes! They must be removed by professional abatement services. Do not try doing this yourself! You do need approval from the Architectural Committee.

Can I install hard flooring in my condo?

Installation of hard flooring surfaces such as hardwood, stone, or ceramic tile in the bedrooms and bedroom hallways of each unit is prohibited. Where such installations are found in a bedroom (excluding a master bath) or bedroom hallway, the Board may order the installation removed, covered with carpet and pad, or abated in some other fashion.

Where hard flooring surfaces are installed in the dining or living rooms of a unit, and the occupants of an adjacent unit complain of excessive impact noise (e.g., footsteps, sliding chairs, etc.) from the hard flooring installation, the owner of the unit and/or its occupants shall take whatever steps are necessary to abate the excessive noise. If the owner and/or occupant fail to do so, the owner of the adjacent unit may file a complaint with the Board.

Even where the Architectural Committee approves the addition of hardwood floors, if neighbors complain about noise, ultimately an owner could be asked to remove them; although as of this writing in 2013, the Board has never requested an owner to do so.

Can I install double-pane windows in my condo?

These exterior changes require approval from the architectural committee. However, typically double-paned windows that are cosmetically similar (bronze) to the existing windows are approved.

I’ve heard good things from residents about the following windows and installers:

• Brothers Home Improvement (800) 672-3777
• The Alexander Company (650) 373-3900
• Bay Area Window Pros (Burlingame)
• Simonton Daylight Max Windows
• Anlin Catalina Windows

Who can I call to repair or replace window or door screens in my condo?

You may call Martin Screen Shop at (650) 591-7010

Can I remove the wall between the kitchen and the dining room?

Units in the complex regularly remove a portion of the wall between the kitchen and dining room to create a more open layout. These changes require approval from the architectural committee and board. Usually, as long as none of the load-bearing support is compromised, these projects are typically approved.

Do I need Architectural Board Approval?

For years an owner could try to sneak in some hardwood flooring or other alteration without the HOA finding about it.

Then somewhere around 2010 (plus or minus a couple years), when you want to sell your home the HOA would do an inspection inside.  If the HOA discovered non-compliant or unapproved modifications, then to the best of my knowledge, while the HOA would not halt the sale of the property, it would require that the buyer be notified that the Board could require the buyer to make corrections at the buyer’s own expense.

This often introduced some uncertainty and delays in the sale since the buyer often wanted the problem corrected or the HOA to rule on whether it would require corrections. 

As of October 2016, the HOA sale inspection seems to no longer be required; however, it could return.

Answer not here?

Did not find an answer to a question? Email us your question and we’ll try to get you an answer and post it for future reference.