Opequon Center Condo Association

         

Ownership

Ownership of an Opequon Center condo unit is from the inside wall studs inward. The outside walls, roofs, common areas and parking lot are owned by the Condo Association, NOT individual owners. The window glass is owned by the condo unit owner. Click Here to further understand what you own at Opequon Center.  Changing the appearance or altering the outside of the buildings, landscaping or common areas is not permitted unless approved by a majority of owners in the Condo Association.  Purchasing a unit in Opequon Center means that each owner has agreed to abide by the Condo Association bylaws and regulations and any future changes to these documents, even if you do not personally agree them. The Condo Association By Laws document is a legally binding document, and failure to comply with its contents can have legal consequences.

Signage

Placement of a community sign listing the businesses in Opequon Center on Valley Ave. is not possible. The City of Winchester zoning regulations limit the amount and type of signage on Valley Ave. A community type sign is limited in size and number. The zoning rules allow either a community sign listing individual business or an entrance sign, but not both. The brick Opequon Center signs at the complex entrance precludes the installation of a sign listing businesses in Opequon Center on Valley Ave. The brick entrance signs were constructed too close together, and they did not meet the City’s sign codes. A variance was obtained, and the entrance signs have been approved by the City. NO CHANGES CAN BE MADE TO THE SIGNS ON VALLEY AVE, except that they may be removed. Posting signs on the outside of the buildings must be approved by the Condo Association President prior to placement. Sign designs must be approved by the Condo Association prior to sign manufacture. Neon signs are not permitted. Free standing individual signs in front of buildings are not permitted. Individual signs on the Dryvet of the buildings are not permitted except for Cho's Taekwondo, Extra Touch of Class and The Sweet Tooth Bakery. Placement of temporary signs either within the complex or on Valley Ave. is not permitted by the City of Winchester, nor by the Condo Association. The zoning department can confiscate temporary signs on Valley Ave. without notice. The zoning department can confiscate temporary signs within the complex when a complaint has been made and with adequate notice. The Condo Association can confiscate temporary signs within the complex without notice. IF YOU WOULD LIKE TO PLACE A SIGN AT OPEQUON CENTER, PLEASE CONTACT THE CITY ZONING OFFICE AT 667-1815 AND THE CONDO ASSOCIATION AT 722-6700 SO THAT YOU CAN UNDERSTAND THE REGULATION PRIOR TO SIGN FABRICATION.

Garbage

The Condo Association will pay for garbage collection. This is one of the largest expenses of the Condo Association. The dumpsters are for garbage produced at Opequon Center. Owners, employees and renters MAY NOT put personal garbage from their homes in the Opequon Center dumpsters. The combination lock code is periodically changed. The code may be obtained by calling Julie Staggers at 722-6700.

Dues

Condo Association dues are paid in January and July at a rate of $2.30 per square foot owned. To determine how much you will be billed each January and July for Condo fees, multiply the square footage owned by $2.30 and divide by 2.  A late fee of $250 will be charged for late payment of dues. The Condo Association has the legal right to collect unpaid condo dues. Fees associated with legal action needed to collect past due fees will be paid by the past due owner. Condo fees are due on all units whether vacant or occupied.

Parking

The Opequon Center parking lot is owned by the Condo Association, not by individual owners. There are no assigned parking spaces for any unit. As a courtesy, owners and employees are ask not to park directly in front of businesses so that these spaces may be left for customers. Littering of parking lot by owners/employees/renters is not permitted. The Condo Association has the legal right to charge owners for parking lot clean up of employee/renter’s cigarette butts, soda cans, etc. Owners are responsible from assuring that renters comply with this policy.

Owners That Rent Units

Owners are responsible for making sure that renters comply with ALL Condo Association rules.  The Condo Association does not have legal authority over renters, only the owner.  Owners are responsible for problems or damages caused by renters.

Utilities

The Condo Association will pay the water bill for all units except in building 3050 and the electrical bill for the parking lot lights. In building 3050, owners will be responsible for paying for excess water usage. Amount of water usage is based square footage of the unit. Only owners that use an excessive amount of water are billed for water.

Insurance

The Condo Association will insure the buildings from the studs outward and on common area (parking lot & lawn) as well as liability associated with the buildings/lot. All units are required to have inurance on their units from the studs inward and on the contents of their unit as well as for liability inside of the unit.  Workers Comp insurance is a requirment of the State of Virigina, and all business at Opequon Center are required to carry Workers Comp insurance.  Click here for detailed insurance information.

Fire Alarm

All units are required to have a professionally installed, monitored fire alarm system. All owners must provide proof of monitoring to the Condo Association EVERY  January 31 and July 31. There is a $250 fine for not providing proof of fire alarm monitoring information to the Condo Association by January 31 and July 31 of each year. Failure to provide fire alarm monitoring to the Condo Association by January 31 or July 31 of each will result in a $250 fine. The Condo Association will take legal action against any owner that does not maintain fire alarm monitoring. Legal fees associated with enforcement of the fire alarm policy will be charged back to the owner involved.

Voting

Condo Association meeting is held annually in May. Each member of the Condo Association has one vote per unit owned, regardless of the square footage of the unit. An owner may send a representative to a Condo Association meeting. Renters can not vote on Condo Association issues.  Throughout the year, the Condo Association may vote on an issue using the Vote on Current Issue tab on this web site.  Owners will be notified by email to vote on an issue.  Please make sure that the Condo Association has your current email.

Recycling

Plastic, cardboard and paper for recycling should be placed in a blue recycling bin and then placed outside on the curb on Tuesday mornings. To have a recycling bin delivered to your condo, call the City at 667-1815.

Snow Removal

Snow removal is a VERY costly service. The Condo Association will provide snow removal on the sidewalks and the parking lot when snow is more than 2” deep. Owners are responsible for removing snow from the sidewalks when less than 2” is present. Owners are responsible for making sure than renters comply with snow removal. Owners that do not remove snow, will be charged the costs for third party snow removal. Owners who do not follow the snow removal policy can be legally and personally held liable if someone falls due to lack of snow removal, even when the fall occurs outside of a unit on Condo Association property. There is a minimal charge of $200 every time that the snow removal company comes to Opequon Center for any reason. The average cost for one day's snow removal is $1000 to $1200.

Permitted Uses

No unit may be sub-divided. Condo units may only be used for business and retail purposes. Non-business uses or non-business organizations may not rent or occupy condo units. A condo unit may not be used as a church, mosque, synagogue or any other type of meeting place. Classic Touch is the only interior design business that is permitted. Condo units may not be used as residential housing by either owners or renters. Additional business that are not allowed are: adult video store, day care center, free medical clinic, methadone clinic, check cashing store, pawn shop, vap store, blood testing facility, convenience store, ABC liquor store, hookah bar, stores offering high speed internet access for a fee, tobacco shops or cigar bars, tattoo and/or piecing shop, bars, shop selling adult lingerie or sexual paraphernalia, bail bondsman, coffee roasting shop.

Altering the Outside of Buildings or Common Grounds:

The outside of the buildings and common grounds are the property of the Condo Association, not individual owners.You may not alter the outside of the buildings in anyway without permission from the Condo Association. This includes, but is not limited to, installation of utility hardware on the building, installation of vents and antennas,any painting or outside repair, placement of any item outside the building, alteration of the landscaping in any way. Landscaping plants can not be trimmed, removed or replaced without permission from the Condo Association. Signs to be mounted on the buildings must be approved in advance. Garbage or other debris may not be stored outside of your building.

Purpose of the Condo Association

The sole purpose of the Condo Association is to maintain the buildings and common areas of Opequon Center. Promotion of individual businesses or commerce within the Center is not part of the Condo Association duties.

Problems/Questions

Problems with the Condo Association property or questions should be directed to Julie Staggers at 722-6700 or This email address is being protected from spambots. You need JavaScript enabled to view it..