Understanding Wafco Mills Rules and Regulations: A Detailed Guide for Owners, Landlords, and Residents
The Wafco Mills Condominium Association, a historic 66-unit community in Greensboro, NC, operates under Rules and Regulations (revised June 2021, with additional clarifications) to ensure safety, preserve property values, and promote harmony in our high-density, urban setting. These rules, governed by the Association’s By-Laws, Declaration of Condominium (Book 3239, Page 320, Guilford County Register of Deeds), and the North Carolina Condominium Act (N.C. Gen. Stat. § 47C), apply to all owners, landlords, residents, their families, guests, and visitors. This article details each rule, references governing documents for transparency, explains why compliance is critical, and outlines consequences of non-compliance. Compliance is vital in our urban condo community, located near downtown Greensboro and two universities, where shared spaces demand greater respect than rural single-family homes.
Association Dues
Rule: Dues must be paid by the 10th of each month. Accounts 30 days past due incur 1.5% monthly interest (18% annually). If three months in arrears, a lien is placed on the unit, with interest and filing costs added. Non-payment may lead to legal action, including foreclosure, with owners liable for legal fees (Declaration, Article IX, Section 9.1; By-Laws, Article V, Section 5.4).
Why It Matters:
Owners: Funds common area maintenance (e.g., 2024 foundation fixes) and reserves for projects like roof replacements, preventing special assessments ($3,000/unit in 2020).
Landlords: Supports community standards, enhancing tenant appeal and property values.
Residents: Ensures well-maintained amenities and infrastructure for a safe, attractive environment.
Consequences:
Interest charges increase financial burden.
Liens restrict property transactions and harm credit.
Legal action, including foreclosure, risks unit loss, with owners covering fees, straining HOA resources.
Parking
Rule: Each unit has one assigned parking space (primary) and access to one random, white-painted, unassigned space, which must not be used to occupy two unassigned spaces due to parking shortages. The assigned space must be utilized as the primary parking space. Vehicles must display a static cling parking sticker, managed by board member Jose Sandoval, placed inside the window facing the street when parked (Declaration, Article VI, Section 6.2). Parallel parking, sidewalk parking, or blocking access is prohibited. Oversized trucks, boats, trailers, inoperable vehicles, or those with expired tags/registrations or oil leaks are banned. New residents may use their assigned space for moving trucks or pods for up to 3 days only. There is no guest parking at Wafco Mills; yellow-painted spaces are for Historic Wafco Mills. Fire lanes and “No Parking” areas trigger immediate towing without warning by Bobby’s Friendly Towing (336-854-1410, contact Clarence). Owners may tow unauthorized vehicles from their assigned spaces via Bobby’s. City laws prohibit parking within 5’ of driveways on city streets (e.g., Walker, Cedar, W. McGee) (By-Laws, Article VIII, Section 8.1).
Why It Matters:
Owners: Ensures fair access to limited parking, critical in our urban setting, and prevents pavement damage, reducing repair costs (e.g., 2020 leak).
Landlords: Maintains order, appealing to tenants, and avoids towing disputes.
Residents: Guarantees safe, accessible parking and emergency vehicle access, per Greensboro City Code, with no guest parking to prioritize residents.
Consequences:
Immediate towing at owner’s expense.
Fines up to $100 per violation (Declaration, Article IX, Section 9.8).
Pavement repair costs billed to owners, raising HOA expenses.
Structural Additions or Modifications
Rule: No permanent or temporary structures (e.g., string lights, flags, plaques, awnings, sheds) are allowed on common or limited common areas without prior written board approval, requiring detailed plans. Storm doors must be full-view, baked-on enamel (see preferred vendors for Window and Door replacements). Unapproved additions will be removed without notice (Declaration, Article VI, Section 6.4; By-Laws, Article VII, Section 7.2).
Why It Matters:
Owners: Preserves the 1987-built community’s historic aesthetic and structural integrity, maintaining property values.
Landlords: Keeps units marketable without costly removals.
Residents: Ensures a cohesive appearance and prevents safety hazards.
Consequences:
Removal of unapproved structures at owner’s expense.
Fines up to $100 per violation.
Legal action for compliance, with owner liability for costs.
Outdoor Fixtures and Patio Furniture
Rule: Bicycles must be stored on bike racks near Fulton St. stairwells or inside units, not chained to decks, balconies, or fences. Grills may be stored on decks, but no other items can be “stored” (e.g., empty planters, bird feeders) are allowed without board approval. Porches, balconies, and stoops cannot be used for storage of any kind, even temporarily. Only patio-designed furniture is permitted; indoor furniture is prohibited on decks, porches, patios and stoops (Declaration, Article VI, Section 6.5; By-Laws, Article VIII, Section 8.2).
Why It Matters:
Owners: Prevents clutter and damage, reducing maintenance costs and preserving aesthetics in our dense community.
Landlords: Ensures tenant compliance, avoiding fines and maintaining appeal.
Residents: Enhances safety and visual appeal, preventing hazards like chained bicycles.
Consequences:
Warnings, followed by fines up to $100.
Removal of unapproved items at owner’s expense.
Increased board workload to address violations.
Trash/Dumpster Use
Rule: Trash bags must not be stored on porches, balconies, or stoops and must be placed in cans at the temporary location (Wafco Lane/Walker Ave intersection), transitioning soon to the new trash enclosure at Walker Ave’s end. No trash bags in recycling cans; cardboard must be flattened and placed inside recycling cans. No bulk trash pickup exists; items like furniture must go to White Street Landfill (Declaration, Article VI, Section 6.6; By-Laws, Article VIII, Section 8.3).
Why It Matters:
Owners: Prevents pest infestations, reducing extermination costs and maintaining hygiene in our urban setting.
Landlords: Avoids tenant-related complaints or fines, preserving unit appeal.
Residents: Ensures a clean, safe environment, free from rodents.
Consequences:
Warnings, followed by fines up to $100.
Cleaning costs billed to owners.
Board effort to manage pest control.
Storage of Wood
Rule: Fireplace wood must be stored on an appropriate log holder (e.g., metal or concrete not wood) on the deck or stoop outside the unit door to prevent contact with Wafco Mills surfaces, not on parking pads or ground, to avoid termite infestations (Declaration, Article VI, Section 6.7; By-Laws, Article VIII, Section 8.4).
Why It Matters:
Owners: Reduces termite risks, avoiding costly structural repairs, critical after past pest issues.
Landlords: Protects unit integrity, preventing tenant disputes or pest costs.
Residents: Maintains a pest-free environment, enhancing livability.
Consequences:
Warnings, followed by fines up to $100.
Removal of improperly stored wood at owner’s expense.
Termite treatment costs impacting HOA budget.
Disturbances of the Peace
Rule: Disturbing noises (e.g., loud music, parties) after 9 PM or before 9 AM, or disrespectful smoking of tobacco, marijuana, or hemp on porches, balconies, or stoops (e.g., throwing cigarette butts, polluting neighbors’ air), are prohibited. Weed smoking has been a recurring issue, generating complaints and draining volunteer board time. In 2025, residents have access to vaping, toasting devices, and other alternatives to smoke tobacco, marijuana, or hemp without impacting others’ air quality. Respectful behavior is key to avoiding conflicts, as neighbors should be able to enjoy their balconies without disturbance. Residents must recognize that condo living near downtown and universities requires greater consideration than rural single-family homes. Report disturbances for noise or illegal drugs to Greensboro Police for citations and share citation the board who will issue a warning and then fine if behavior continues (Declaration, Article VI, Section 6.8; By-Laws, Article VIII, Section 8.5).
Why It Matters:
Owners: Ensures peaceful enjoyment, preserving livability and appeal in our urban setting, where actions like smoking affect neighbors.
Landlords: Prevents tenant disruptions, avoiding complaints or fines that impact profitability.
Residents: Guarantees a restful environment, critical in dense housing. Using modern smoking alternatives promotes harmony.
Consequences:
Police citations for persistent disturbances.
Board warnings, followed by fines up to $100 for disrespectful behavior.
Increased board time to resolve conflicts, diverting resources from projects.
Signs
Rule: No signs are allowed on common or limited common areas (e.g., balconies, decks). “For Sale” or “For Rent” signs may be displayed inside unit windows (Declaration, Article VI, Section 6.9; By-Laws, Article VIII, Section 8.6).
Why It Matters:
Owners: Maintains a professional appearance, boosting property values.
Landlords: Allows unit advertising without clutter, avoiding fines.
Residents: Prevents visual clutter, enhancing aesthetics.
Consequences:
Warnings, followed by fines up to $100.
Removal of signs at owner’s expense.
Board time addressing violations.
Use of Parking Lot and Courtyard
Rule: Throwing balls, Frisbees, or other objects in Wafco Lane, parking areas, or courtyards is prohibited, as is skateboarding, roller-skating, or roller-blading on parking areas or sidewalks (Declaration, Article VI, Section 6.10; By-Laws, Article VIII, Section 8.7).
Why It Matters:
Owners: Prevents damage to vehicles, buildings, or landscaping, reducing repair costs.
Landlords: Ensures tenant activities don’t harm assets, avoiding fines.
Residents: Enhances safety for pedestrians and vehicles.
Consequences:
Warnings, followed by fines up to $100.
Repair costs billed to owners.
Board effort to enforce safety.
Outdoor Grills
Rule: Grills may be stored on decks, but full-size propane tanks must be stored and used at least 20 feet from buildings, as must traditional charcoal grills, not under covered porches or balconies, due to fire hazards (Declaration, Article VI, Section 6.11; By-Laws, Article VIII, Section 8.8).
Why It Matters:
Owners: Reduces fire risks, protecting buildings and lowering insurance costs, per Greensboro Fire Code.
Landlords: Prevents tenant-caused fire incidents, avoiding liability.
Residents: Ensures safety in a dense community.
Consequences:
Warnings, followed by fines up to $100.
Removal of grills at owner’s expense.
Fire-related costs impacting HOA.
Pets
Rule: Pets must follow Greensboro City Code, with dogs on a leash and under owner control at all times, as there are no off-leash areas at Wafco Mills. Dogs must not be tied to trees or left unattended. Owners must clean up waste using scoop stations (Declaration, Article VI, Section 6.12; By-Laws, Article VIII, Section 8.9).
Why It Matters:
Owners: Maintains hygiene and safety, reducing cleanup costs and disputes.
Landlords: Ensures tenant pets don’t cause issues, preserving unit appeal.
Residents: Promotes a clean, safe environment, free from pet hazards.
Consequences:
Warnings, followed by fines up to $100.
Animal Control impoundment of unattended pets.
Cleanup costs billed to owners.
Flowers/Plants
Rule: Planting flowers or shrubs on common property requires prior written board approval, with owners responsible for maintenance. Unmaintained plants will be removed. Fruit and vegetable plants are prohibited due to rodent attraction in our urban setting (Declaration, Article VI, Section 6.13; By-Laws, Article VIII, Section 8.10).
Why It Matters:
Owners: Preserves landscaping plans, enhancing aesthetics and values.
Landlords: Prevents tenant planting disputes, maintaining appeal.
Residents: Ensures cohesive landscaping without pest risks, unlike rural properties.
Consequences:
Warnings, followed by fines up to $100.
Removal of unapproved/unmaintained plants at owner’s expense.
Board time on landscaping disputes.
Laundry, Linen, Cloth
Rule: Laundry, towels, quilts, blankets, or cloth items (e.g., flags, banners) may not be hung on limited common areas (decks, porches, balconies, railings) (Declaration, Article VI, Section 6.14; By-Laws, Article VIII, Section 8.11).
Why It Matters:
Owners: Maintains a tidy appearance, boosting community appeal.
Landlords: Prevents tenant actions that detract from marketability, avoiding fines.
Residents: Enhances visual appeal, ensuring a professional neighborhood.
Consequences:
Warnings, followed by fines up to $100.
Removal of items at owner’s expense.
Board effort to address violations.
Renters and Tenants
Rule: Owners must provide tenants with current Rules and Regulations upon leasing, notify the board of tenant details (name, phone, email), and submit a signed lease and rules acknowledgment within 10 days. Landlords are responsible for tenant compliance (Declaration, Article VI, Section 6.16; By-Laws, Article VIII, Section 8.13).
Why It Matters:
Owners: Reduces board workload and costs by ensuring rule adherence.
Landlords: Maintains unit and community value, avoiding fines or disputes in our high-rental community.
Residents: Promotes a cohesive community with informed residents.
Consequences:
Warnings, followed by fines up to $100.
Board time addressing tenant issues, potentially billed to landlords.
Legal action for persistent non-compliance.
Empty Units
Rule: In winter, empty units must maintain heat at 60°F and have water turned off to prevent frozen pipes (Declaration, Article VI, Section 6.17; By-Laws, Article VIII, Section 8.14).
Why It Matters:
Owners: Protects units from pipe damage, reducing repair costs.
Landlords: Prevents tenant disruptions or unit damage, maintaining rental income.
Residents: Avoids water damage to neighboring units in stacked buildings.
Consequences:
Warnings, followed by fines up to $100.
Repair costs for pipe damage billed to owners.
HOA costs to address water damage.
Enforcement of Rules and Regulations
Rule: Parking is patrolled, with residents encouraged to report violations. Owners can tow from their spaces via Bobby’s Friendly Towing. Other violations prompt written/phone warnings, with fines for persistence. Owners are responsible for tenant compliance, with fines up to $100 per violation authorized (Declaration, Article IX, Section 9.8; By-Laws, Article VIII, Section 8.15).
Why It Matters:
Owners: Ensures fair enforcement, maintaining order and values.
Landlords: Encourages tenant compliance, reducing disputes and fines.
Residents: Promotes a safe, equitable community, unlike rural settings where rules are less stringent.
Consequences:
Towing at owner’s expense.
Fines up to $100, escalating with persistence.
Legal action, with owners liable for costs, straining HOA resources.
Why Compliance is Essential
Compliance benefits everyone:
Safety: Rules on grills, pets, and parking prevent fire, injury, and access issues, critical in our urban condo community.
Property Values: A well-maintained neighborhood attracts buyers/tenants, boosting unit values.
Cost Savings: Adherence reduces costs (e.g., pest control) and avoids fines, preventing assessments ($3,000/unit, 2020).
Harmony: Clear rules minimize disputes, especially with tenants, reducing board workload. Respectful smoking practices, like using vaping devices, ensure neighbors can enjoy their balconies without disturbance.
Landlords ensure tenant compliance by providing Rules and Regulations and monitoring behavior, preventing issues like smoking complaints or unauthorized parking that burden volunteers.
Consequences of Non-Compliance: Broader Impact
Non-compliance affects all:
Financial Strain: Fines, towing, or repairs (e.g., pipe damage) raise HOA costs, potentially increasing dues or assessments.
Board Workload: Violations, like smoking complaints, divert time from tasks like 2021 Reserve Study projects ($192,500 deck replacements).
Disruption: Disturbances erode our peaceful environment, impacting satisfaction and appeal in our dense setting.
Legal Risks: Persistent violations may lead to liens or lawsuits, with owners bearing fees.
Supporting Compliance
The board supports compliance by:
Providing Resources: Developing clear guides on governing documents for long-term owners.
Encouraging Engagement: Inviting volunteering or feedback via WeLoveWafcoMills@gmail.com.
Enhancing Communication: Sharing updates via wafcomills.com and town halls.
Landlords should provide tenants with rules, submit details within 10 days, and monitor compliance. Residents should report violations to the board or Greensboro Police for swift resolution.
Conclusion
Wafco Mills’ Rules and Regulations, rooted in our governing documents, protect our urban community’s safety, value, and harmony. Compliance by owners, landlords, and residents ensures a vibrant neighborhood, minimizing costs and disputes, with respectful practices like vaping fostering harmony. Non-compliance risks fines, towing, or legal action, impacting everyone. By working together—owners maintaining units, landlords educating tenants, residents reporting issues—we keep Wafco Mills desirable. Contact the board via wafcomills.com or WeLoveWafcoMills@gmail.com to engage.
