Rules & Regulations
Members’ Requests for Improvements
A member who wishes to make changes to their unit shall submit a signed written request, which shall include the Member/Owner’s name and unit address. In addition, the Member/Owner shall include a diagram showing the changes they wish to make including approximate size and location in their Unit. All requests must be in by the FIRST Tuesday of the month to seek approval in the current month’s Board of Directors monthly meeting. Upon receipt of Board Approval, you must ensure that all necessary permits are obtained, from the Town of Stratford and you bring a copy to The Cooperative Office to place in your file. Upon receipt of your approval letter please refer to your Members handbook “Once the consent letter from the Board of Directors has been received, the Member/Owner shall have up to six (6) months to complete the approved work. If the work is not completed within the six (6) month period, the Member/Owner shall apply, in writing, to the Board of Directors for an extension of the completion time.”
Charges, Fees, Fines and/or Collection and Foreclosure
As of March 17, 2026
Charges & Late fees: Carrying charges shall be due on the first (1st) of each month. Payments received after the end of business day (4:30PM) on the fifteenth (15th) of the month shall be considered delinquent and such that the Members/Owners shall be assessed a late fee of $50.00. Should the fifteenth (15th) fall on a weekend or holiday in which the Cooperative office is closed, the Members/Owners shall be given until the following business day to make payment or shall be assessed a late fee of $50.00. Any charges incurred by the Cooperative related to the return of check(s) for insufficient funds or stop payments etc. shall be subject to a charge of $25.00 per occurrence. Delinquent Members/Owners shall not be allowed to submit requests. These charges & fees shall be amended from time to time by the Cooperative Board of Directors. Any/all unpaid monies owed from $1.00 and up, including monthly carrying charges, special assessments, late fees, fines, insufficient funds or stop payment charges, Charge Back charges, attorneys’ fees, court costs, and other costs of collection SHALL be assessed a late fee of $50.00 if not paid in full
Late Fee Waiver: The Members/Owners shall be eligible for a late fee waiver only if the Members/Owners meets the following terms. There must be good cause shown by the Members/Owners to grant the late fee waiver. The Property Manager has the discretion to grant the request for the late fee waiver only if the Members/Owners has not had any late fee assessed against him or her during the previous five years, which shall be calculated starting on the date the late fee in question has been assessed and counting backwards.
Fines: The Board of Directors in accordance with the Cooperative Rules & Regulations, Occupancy Agreement, By-Laws, and Section 47-257(e) of the Connecticut General Statutes, shall impose fine and/or penalties for any violation thereof. Should a Members/Owners fail to pay such fine and/or penalties within 30-days of date of invoice, the Members/Owners shall be subject to late fee charges. In addition, should the Members/Owners fail to pay such fines, penalties and/or late fees within 60 days, the Board of Directors hereby authorizes the commencement of legal action by a counsel of its choice. These fines, and/or penalties shall be amended from time to time by the Cooperative Board of Directors.
Cooperative Repairs per Occupancy Agreement, Article 13C (NEW)
The Board of Directors has the authority pursuant to Article 13C of the Cooperative Occupancy Agreement to make repairs and to perform maintenance or install replacements upon the failure, refusal, or default of the member after due notice and a Board hearing. In the event of such refusal or default and the Cooperative decision to proceed with the work, repairs or replacements, the cost to the Board of such work shall be added to the Member/Owner’s account. Such expenses shall be defined herein as “Charge Back Expenses”, being those expenses incurred by the Cooperative but charged back to the Member/Owner’s account. At the completion of such work, the Member/Owner shall be invoiced by the Cooperative Office for the cost of this work. Should the Member/owner fail to pay for the cost of such work within 30 days of the date of the invoice, the Member/Owner shall be subject to late fee charges for non-payment of the invoiced amount. In addition, should the Member/Owner fail to pay the cost of such work as invoiced, and any late fees attributable to such invoice within 60 days, the Board of Directors shall declare the unpaid invoice amount as delinquent and hereby authorize legal action including foreclosure by counsel.
Application of Payments:
The Board of Directors hereby directs that any payments received by the Cooperative shall be applied in the following manner: First to the oldest outstanding invoices, including attorney’s fees, chargeback expenses, fines, and any assessment fees. Second, the oldest outstanding or delinquent carrying charges and related late fees. Third, current carrying charges, fees and assessments are currently due and payable.
Collections and Foreclosure: The Board of Directors in accordance with the Cooperative Rules & Regulations, Occupancy Agreement, By-Laws, and Section 47-258(m) of the Connecticut General Statutes, hereby authorizes without further Board action, the commencement of a collection and foreclosure action of the property liens in favor of Stonybrook Gardens Cooperative, Inc. for past due monies owed. In accordance with the following:
1. Should a Members/Owners owe to the Cooperative a sum equal to at least one month of common expense, from whatever source including monthly carrying charges, fines, or charge back expenses, the Cooperative shall send to that Member a letter by way of standard class mail advising the Member of the past due amount. In addition to amount owed, the Member shall be advised that if payment in full is not by the 15th of the month, or other appropriate date as contained herein, a late fee of $50.00 shall be assessed to their Cooperative account.
2. Should a Members/Owners owe to the Cooperative a sum equal to at least two months of common expense, from whatever source including monthly carrying charges, fines or charge back expenses, the Cooperative shall send to that Members/Owners a letter by way of standard class mail advising the Members/Owners of the past due amount owed and should payment in full not be received by the 15th of the month or other appropriate date as contained herein, a late fee of $50.00 shall be assessed to their Cooperative account. In addition, the Members/Owners shall also be notified of the Cooperative intent as of the 16th of the month, to turn over the Members/Owners account, to an attorney of the Board of Directors choosing for immediate collection and/or foreclosure proceeding.
For the purposes of this rule, the word common expenses and delinquent balances may be defined and/or comprised of any monies owed, which may include, but not limited to unpaid carrying charges, maintenance fees, general assessments, special assessments, chargeback expenses, fines, late fees, collection cost, and attorney fees. All payments received shall be applied:
• First: The oldest outstanding invoices, including attorney’s fees, charge back expenses, fines, and any assessment fees.
• Second: The oldest outstanding or delinquent carrying charges and related late fees.
• Third: The present carrying charges, fees and assessments are currently due and payable.
• Fourth: Any other common expenses assessed in accordance with the Cooperative Rules & Regulations, Occupancy Agreement, By-Laws, and Section 47-258(m) of the Connecticut General Statutes if applicable.