All Residents Estate Rules

In the interests of all and creating a safe and secure environment for the owners and residents of properties at Pebble Beach, Tramore, Co. Waterford, the following SITE RULES MUST be adhered to by all residents of Pebble Beach, whether full-time, part-time or temporary.

Owners who let their properties are expected to ensure their Tenants and Property Management Companies are aware of all rules and consequences.

1.   Anti-social and Nuisance Causing behaviour will not be tolerated at Pebble Beach site

           Descriptions:

a.                    Arguing, shouting and door slamming

b.                    Uncontrolled dogs, excessive dog barking and uncontrolled fouling.

c.                    Inappropriate or bad behaviour whilst under the influence of any substance

                       or not under the influence.

d.                    Dumping rubbish or littering the estate in any way

e.                    Playing ball games close to someone else’s home (outside of the designated Ball area).

f.                    All stereos, radios and TV and other appliances should be kept at a volume that will not interfere with your neighbours ’ quiet enjoyment of their homes between the hours of 11pm – 8am.

g.                   Parents are expected to control the behaviour of their children,  and be aware of their activities onsite at all times.

2.          Anti-social and Harassing behaviour will not be tolerated on the Pebble Beach site

                  Harassment includes:

a.                   Racist or sexist behaviour or threatening and foul/abusive language towards another person or a Pebble Beach OMC employee or Director.

b.                   Using, or threatening to use, violence in any way.

c.                    Using abusive or insulting words or behaviour towards another person or a Pebble Beach OMC employee or Director.

d.                   Damaging, or threatening to damage, another person’s home, vehicle or possessions.

e.                   Writing threatening, abusive or insulting letters or graffiti.

f.                    Using common areas for business activities of any kind.

g.                   Doing anything else that interferes with the peace and comfort or convenience of other people on the estate

3.      Hanging of washing lines between the trees on the site is strictly prohibited, as it is an insurance risk. Owners or tenants are prohibited from cleaning any items over the balconies or out the windows such as sheets, rugs, etc.

 

4.          All DOGS must be accompanied and be under your effective control i.e. must be kept on a leash. If an injury occurs to any person/leashed dog onsite by an unleased dog, the owner of the unleashed dog will be solely responsible for any costs incurred if there are any.

5.       Dog owners must pick up after their dog, without exception.

6.       Should you or your visitors cause any DAMAGE or interference with site equipment the Management Company will contact the Gardaí and seek to recover the cost of damages from the Owner. This also includes damage to any onsite amenities ie Basketball Court/Swings/Slides.

7.       WASTE must be properly disposed of. Refuse sacks should be securely tied and placed in the large refuse bins provided. It is not permitted to store refuse in any other part of the complex. General waste should only be put in the black bins, and recycling waste only in the green bins. Recycling should be put in the bin without a bag or in a clear bag only, in order for the bin to be considered recycling. Under no circumstances should Rubbish bags be left in the bin bay on the ground. If a Bin Bay is full please find and use another Bin Bay to dispose of your refuse.

 

8.      OBSTRUCTIONS - The Management Company reserves the right to remove any such offending article without prior notice. The cost if there is one will be recharged to the Owner. Common areas must be kept clear so the groundsmen can carry out their duties onsite.

 

9.            COMMON AREAS – Every effort should be made to keep the common areas and grounds clean and tidy. There is no parking of any type of vehicle/trailer on the grass common areas. Absolutely no structures are to be erected on the common areas, these include trampolines, sheds, tents, swimming pools, tables/chairs, gazebos or any other personal belongings of any kind. Personal belongings must not be kept on the grass common area’s.

 

At no time is anyone permitted to park or DRIVE ON THE GRASS. This includes deliveries or maintenance vans. Where anyone carrying out work on or delivering to a property, drives on the grass causing damage, the cost of undoing the damage caused will be charged to the Owner of the property.

Motorcyclist’s must dismount their motorcycle and walk down a path, if accessing a property off of the road. It is not permitted to ride your Motorcycle down a footpath.

 

Mobility vehicles are allowed on footpaths.

 

10.            The SPORTS AREA is open from 10am to 8pm  each day, and parents are asked to monitor your children’s behaviour in this area, to ensure compliance with the opening times, and that the equipment supplied is respected.

 

11.            The PARKING AREAS are for parking only, parking areas may not be used to repair vehicles or for storage of abandoned or unused vehicles. Parking areas are for standard motor vehicles only and not for caravans, camper vans, boats or trailers etc. Cars should not be parked under any circumstances on double yellow lines,  the grass or on the road/path at a bend in the road or opposite a car parking area. If there is a cost involved in the management company having any vehicle removed that is causing an obstruction the cost will be forwarded to the owner of the property.

     Any vehicle that parks in the common area parking bay must have at least (2) of the following –

1. An up to date valid Insurance Policy Disc  2. An up to date Tax Disc  3. An up to date NCT Disc

           If the above is not clearly displayed and visible your vehicle will be deemed to be unauthorised to park in The Pebble Beach Estate. Pebble Beach OMC Ltd will then contact Waterford County Council to arrange its removal from the estate.

                   If an emergency vehicle is blocked from entering the estate because of a vehicle being parked outside the official parking areas, these vehicles will be removed by the Emergency Services, and the vehicle’s insurance may be invalidated as a result of where it was parked.

 

12.        At no time should the BOUNDARY FENCE or any other estate fence be climbed or disturbed. This includes the Basketball Court fence

.

13.        SWINGS AND SLIDES are for the use of people under the age of 14.

14.        DECKINGS AND BALCONIES cannot in any way encroach on common areas and must be strictly kept to the brick patio or equivalent size. Please be aware that not all patio areas are the same size.

       Downstairs apartments cannot block an upstairs owner from carrying out essential          maintenance to the upstairs balcony.

 

15.        If you are CARRYING OUT WORK requiring scaffolding or anything else to be    erected on the common areas, please contact the OMC in advance for   authorization, as this is an insurance risk. The OMC will need to understand the timings of the requirement, and what is being done to protect passersby from injury.

NOTE:

Any owner who continues to be in breach of the Estate Rules will receive (3) Warnings, via – Text or Email, If the issue at hand is not resolved after your third warning you will then receive a € 50.00 penalty.

The € 50.00 penalty will continue on a weekly basis until such time the issue has been resolved. These Penalties will be added onto your Statement of Account for your property in Pebble Beach.

Reminder - Only properties that are paid in full and have no balance are entitled to avail of the Early Payment Price.

……………………………………………………………………

NOTE :

If anyone feels threatened in any way, please call the Gardai or our Security company immediately.

Please do not call on the OMC staff or Directors, as the Gardai and Security company will need to speak to the person most directly affected by the issue.

Contact numbers:

Tramore Gardai can be contacted on 051-391620.

Manguard, the Security Company, can be contacted 24 Hours a day through the helpline (0818-33-33-73) in relation to any Anti-social behavior onsite. Every call will attract a call out charge of Eur50.

All charges related to security callout will be recharged to the Owner of the offending property, where appropriate.

 

All call outs will be documented, time recorded, dated and location taken with back up of photo or video if necessary.

CCTV Information

Alert:

Please see below information in regards to Domestic CCTV.

Domestic CCTV can not be pointed at Common Areas ie Grass, Main Paths, Roads, Parking Bays or other owners properties. It can only view your own perimeter ie house/apartment, patio and path that wraps around your property.

Please place close attention to the second paragraph under the heading of

“What is the status of CCTV in homes” also the Compliance Section followed by the

 “What happens if I fail to comply with data protection law”.

See link below -

https://dataprotection.ie/en/dpc-guidance/blogs/domestic-cctv

 To access the Pebble Beach Estate Rules or Insurance Policy or other documents, please  

 click documents at the bottom of the main page, this will then bring you to a separate page.    

 If you require something you cannot locate please email the pebble beach email address pebblebeachomc@yahoo.com and we will forward on the relevant required information.

………………………………………………………………………………………………………..

  Please remember it is very important that the management company have your correct  

  details on file, also this information is required so we may forward your Service Charge  

  Invoice for the coming year and other relevant information.

  If you are not already added and would like to be added to the Pebble Beach Owners  

  Whatsapp group please contact pebblebeachomc@yahoo.com 

  If you are a new owner and wish to obtain a copy please request that your solicitor forwards  

  on your contact details to pebblebeachomc@yahoo.com

. …………………………………………………………………………………………………………

 

  Pebble Beach Omc have been receiving emails/telephone calls from persons wishing to  

  summer let, Please be advised that Pebble Beach Omc do not have any input into Summer  

  lettings in Pebble Beach, If you are looking to rent a property in Pebble Beach please contact  

  the appropriate persons and not the Omc.

………………………………………………………………………………………………………...

 1. WARNINGS

  Illegal Dumping -

  Please contact the administrator on 085 8780945 (Mon & Tues 9am - 16.30pm) or a director  

   on 086 0751938 (outside of the administrators hours) if you see any illegal dumping or  

   email the Pebble Beach email  pebblebeachomc@yahoo.com

 . Remember do not put yourself at risk by approaching any suspected individuals.

  A time/date and Vehicle Registration number is a huge help in reporting illegal dumping.

  Please bare in mind when reporting to the administrator or a director where you have  

  Witnessed persons/vehicle illegally dumping that you will be required to speak to Waterford  

  County council regarding what you witnessed and may also be required to give evidence if

  The matter is brought to court.

 Rental Regulations

  A new provision has been included in the regulations to prevent people falling from windows.  

  When a window is more than 1.4m above the outside ground level, safety restrictors must be  

  fitted which limits the size of the opening.

  The responsibility for protecting homes against rats and mice has also switched from the  

  tenant to the landlord.

  If you are renting, you should consider how the new regulations affect you and relate to your  

  property. There are other rules too. This is outside the scope of the OMC, but we felt it  

  prudent to point Landlords onsite towards these changes.

 Holiday Homes

  The new insurance company has very strict requirements including the following for Holiday  

  Homes:

  “Holiday Homes Condition Precedent: It is noted that the homes will be occupied for  

  Extended periods during the year. During this period when the home is unoccupied, the  

  following terms and conditions apply:

  1) You or a person authorised by you must inspect the home internally at least once a week.

  2) All external doors and windows must be secured, and all locks and bolts out into full and  

  effective use.

  3) All gas, water and electricity mains supplies are kept disconnected (except those supplies  

  required to maintain automatic sprinkler installations, lighting or alarm systems which are to  

  remain in operation for security or fire protection purposes

  4) All water tanks, apparatus pipes and heating other than those connected to automatic  

  sprinkler systems are drained down”.

  “Probitas Property Owners (ROI LBS) July 20 Policy Wording

  Holiday Home Condition Precedent as attached -  Cover limited to Fire, Lightning,  

  Explosion and Aircraft for property unoccupied more than 14 days

  Subject to satisfactory survey carried out within 60 days of inception and any  

  necessary risk improvements completed at the stated timescales. The underwriters  

  reserve the right to amend or cancel cover immediately following the survey.”

 2. PARKING

   We remind those parking on double yellow lines that this is in breach of the Estate Rules.

   In the event of an accident your insurance may be invalidated, and they may be held  

   accountable for the incident that has happened. The lines were put down in areas where it  

   was deemed dangerous to park on the road, which was an action agreed at an AGM with  

   the Membership present.

   Please contact the OMC if you believe a vehicle has been abandoned onsite,

   subsequently we will then place a sticker on said vehicle. Vehicles parked onsite must

   have at least (2) out of (3) Certificates showing ie Insurance/Tax/NCT. If they do not we will  

   contact Waterford County Council to request its removal.

 3. BALCONIES

  We remind Owners that the maintenance of properties, including balconies, is the  

  responsibility of you as Owner of your property. Please ensure that these are maintained to  

  high standards and checked regularly.  In regards to maintenance, All owners where a  

  balcony is concerned should work together to facilitate any essential repair work that needs  

  to be carried out. If said repairs and maintenance do not take place you may not be covered

  Under the Insurance Policy in the event of a claim.

 4. DRIVING ON THE GRASS

  This continues to be an issue and is severely damaging the ground.

  Please stay off the grass and report anyone you see driving on the grass, so that we can  

  apply a penalty and discourage a further breach of this rule. Please also advise any  

  contractor that you may be using that it is not permitted to drive their vehicles on the grass.

 Companies in the past ie Window contractors had to pay to return the common areas to their

 Original condition.

 5a. DAMAGE TO THE METAL FENCE

  Nothing current to report, but the fence is regularly checked by the groundsmen for damage..

 5b. UNUSUAL ACTIVITY

   If you see anything unusual happening around the estate please let us know by contacting  

  Melissa on 085 8780945 or Grainne on 086 0751938,  If the activities are illegal please  

  report it to Tramore Garda Station on 051 391620

 6. INSTALLATION AND MAINTENANCE OF STOVES

  Just a reminder that if you have a stove, you have a chimney. This requires sweeping  

  periodically to avoid a fire. Recommendation is usually once a year, but obviously this  

  depends on usage. If it is not maintained and a fire occurs  insurance issues may arise if it  

  was as a result of a poorly maintained chimney flue.

  The details of a local Chimney Sweep are: Tony Power, 087-9880035.

  *Also, make sure you use a HETAC registered contractor when installing your stove*

 7. CONTINUING DIRECTORS AND GROUNDSMEN

  Siobhan Hayes, Grainne Culliton & Dominic Fahey will continue to manage  

  things, with the assistance of our Groundsmen and Administrator Melissa.

  We currently have 4 Groundsmen,Ger (Head Groundsman), Alan, Anthony and Edward, the  

  two later have hearing difficulties. This will not impair them carrying out their duties, but they  

  will not be in a position to have conversations with Owners. Communications should continue  

  to come through the Pebble Beach phone (085 8780945) and email address.

  Our Administrator Melissa can be contacted 09.00am -16.30pm on Mondays and Tuesdays  

  on  085 8780945 and also by email at  pebblebeachomc@yahoo.com . After these hours for    

  normal queries please contact a director on 086  0751938

 8. LIGHTS

 The lighting upgrade project has now been completed.  If you see ANYONE attempting to  

  interfere with the lights onsite please report this to the OMC asap, as only the Groundsmen  

  and the Contractor are authorised to do so.

 9. STRAY/LOOSE DOGS

  We are continuing to receive complaints about loose dogs on-site. On some occasions, the  

  Dogs appear aggressive, which is very concerning. It is against the rules of the estate to let  

  your dogs roam free. If your dog is seen defecating you will be subject to a high penalty as  

  per the notices situated around the estate.

   Some dogs may be strays, but equally need our attention. Please keep all dogs leashed    

   onsite as we would not like for a serious incident to occur. It is also important to advise  

   Guests or tenants visiting Pebble Beach of the Estate Rules in this regard.

  Therefore, we ask anyone who sees a stray dog, to report it to the Dog Warden on  

  051-872247 (Waterford Dog Pound), A description of the dog will also be required.

 10a. SECURITY ISSUE - ONSITE

  It is essential that we all:

  Let’s all work together to keep Pebble Beach safe.

 10b. REQUEST FOR BANK DETAILS

  Pebble Beach OMC Ltd will NEVER ask you for your bank details in an email or by phone. If  

  you receive such a request please report it to Gardai and do not reply. We may ask for proof  

  of payment, but confidential details should be blackened out from any information provided.

 11. THOSE RENTING THEIR PROPERTIES

  Our Insurance Brokers have confirmed the following:

 “The Underwriters have confirmed that property Owners Liability is in place externally and  

  internally in the properties in respect of each of the Owners.

  Therefore each of the owners Liabilities are covered for tenants in the Houses but only  

  where the owner of the property can be found negligible in some way for claims or incidents  

  which may arise.

  I would however recommend in the cases where there is a long term letting agreement in  

  place that each of the owners would recommend to the tenants that the tenants arrange their    

  own contents only policy in the property.

  The reason I would recommend this is where the tenant brings in their own contents the  

  Tenant would be required to insure their own contents for theft / fire etc. but also any Liability  

  claims which may arise in respect of Third Party Claims following the use of the tenants  

  contents.”

 12. UNOCCUPIED HOUSES

  We advise those Owners whose houses are unoccupied to pay close attention to the  

  limitations in the insurance policy.

 13. SECURITY

 Neighbourhood Watch

  Please keep your Neighbourhood Watch signs visible. This initiative is working great for us. If  

  anyone needs a Neighbourhood Watch sticker for your window, please let us know by text or  

  email.

 Security help desk - Calling in a complaint

  The number is 0818-33-33-73. The signs are visible on-site. Once a call is made a member  

  of the security company will arrive onsite and deal with the issue accordingly. A call out  

  charge will then be forwarded by the Security Company to the OMC which in turn will be  

  forwarded to the owner of the property causing the issue.

 

 Be alert

  We ask all to be vigilant and contact Tramore Gardai and the management company if you  

  see or hear anything suspicious.

 Security locks on patio doors

  For any houses with the old patio doors, please ensure that in addition to locking with the  

  key,  that you also use the security lock at the top and bottom of the door, which prevents the  

  door being lifted for easy access to your property.

 Vetting your tenants

  We would strongly recommend that where a property is rented, that all tenants are Garda  

  Vetted, if you are renting your property through a company please make sure that they vet all  

  possible tenants.

 14. YOUR PROPERTY

  We urge Owners to maintain their own properties to a high standard, so as to maintain the  

  standards of the estate. Painting is required in Tramore more frequently as a result of the  

  coastal conditions. See below information of a painter that is used frequently in Pebble  

  Beach.

 15. BINS

 Bins will be emptied once a week, each Monday.

 Please put all bags IN and not beside the bins.

  There will be a  Recycling bin placed in each of the bays onsite. All Recycling Bins have a  

  sticker outlining what can be placed inside. All also have a lock. Owners interested in  

  obtaining access to these bins please contact the management company on 085 8780945  

  for details on the code.

  Please keep an eye out for and report illegal dumping. Photos would be great but don’t put  

  yourself at risk.

The Glass Bank is situated to the side of the Bin Bay in Pebble Place

 16. SERVICE CHARGE RECEIPTS

  The  Service Charge receipts will be issued during May, June each year. Receipts will  

  be emailed in the month following payment ie if you pay in April you will receive your receipt  

  in May. For any queries, please contact  pebblebeachomc@yahoo.com.

 17. LAWNS

  The lawns will continue to be cut weekly. Weather permitting.

 18. COMPLAINTS/SUGGESTIONS FORM

  We would like to formalise the process for passing back comments and complaints to the  

  Board, so that we can follow-up with you and find a resolution. At the moment, we rely on  

  hearsay, which is not appropriate, as we receive someone’s interpretation of the point that  

  you, the Owner, would like to be raised.

  Therefore, all Directors now have an official form for completion by you with them. It identifies  

  the details of the Owners along with clarification of the issue. These completed forms will be  

  brought to the next Board meeting for discussion.

  You will also receive acknowledgement by email/phone that the Board are dealing with your  

  issue and confirmation of the ultimate conclusion. We hope that this allows Owners a  

  mechanism for communicating with the Board, as needed.

 19. HOUSE/APARTMENT PAINTING

 

  It is imperative that we keep our houses looking good, in order to maintain the standards of  

  the estate.

           Contact : Derek Wall

           Mobile : 087 1435433

           Email : derekwalldecorating@gmail.com

 

1 20. ALARMS

  DFS Security  

  If you are interested in obtaining a alarm system please contact David Flynn directly on:

  Tele: 051-330777

  Mobile: 087-2111400

  PHONEWATCH - For Special Offers on Pebble Beach please contact Emmet : 085 1029591

 21. KEY-HOLDING SERVICE

  Manguard, who provide our daily patrols onsite and  call-out service, have asked us to let you      

  know about their key-holding service.

  24 Hour Alarm Response

  24 Hour CCTV Response

  24 Hour Locksmith

  24 Hour Mobile Patrols (if needed)

  €200.00 Annual Keyholding - Residential

  €20.00 per Response/ Site Visit

  If interested in the above please contact 1850 252 627

 22. Roof Repairs

  E Ryan Roofing & Carpentry Services Ltd

  Dunhill, County Waterford

  John     - 086 1529223

  Eamon - 086 2322978

  O’BRIEN PLASTERING & ROOF REPAIRS

  Trevor O’Brien - 083 0206900

2 23. CHIMNEY SWEEP

   We have been recommended a Chimney Sweep in Tramore. Tony Power 087-9880035.

   24. FACIA/SOFFIT & GUTTERING

         JJ Smyth - 089 4685042

2 25. ELECTRICAL GOODS RECYCLING

    At the rear of Euronics in Waterford they will take electrical equipment for recycling.

NOTE a: The Board cannot recommend any supplier and the relationship is deemed to be between the Owner and the supplier directly.

NOTE b : No hot ashes should ever be put into the bins. Please allow it to cool fully before disposing of the same.

NOTE c: for our recycling (green) bins to be collected at the cheaper rate, you should empty recycling from any bag it is in and put that bag in the general waste bin. Also no general waste should be put in these green bins. The differential in charge is Eur16 for a recyclable bin and Eur21 for a non-recyclable bin which is a big difference.