North Haven Membership Manual

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Labor System

House Bylaws

Debt and Payment Plan Policies

Definitions

  1. A Resident is a person who has signed a lease with North Haven and the Boulder Housing Coalition to legally occupy a room at 2550 9th Street.
  2. Rent is your base rent plus the required monthly utility payment, as specified in each Resident's lease.
  3. A Payment Plan is a written contract between a Resident and North Haven Community Housing, a state of Colorado non-profit corporation, which will hereafter be referred to as "North Haven". A payment plan details a modified payment schedule for money owed to North Haven. This contract does not replace or nullify the Resident lease, but supersedes the regular payment schedule for the period of time specified in the payment plan. All Residents have the right to request a payment plan, however their request must be properly authorized in a house meeting and documented in meeting notes in order to be valid. ORAL AGREEMENTS SHALL NOT CONSTITUTE A PAYMENT PLAN.
  4. The Three-Day Demand for Compliance or Possession will hereafter be referred to as "Three-Day Notice". This is a legal document demanding payment of past-due rent/fees. A written, signed Three-Day Notice gives the North Haven Resident the choice of either paying the past-due rent or moving out within three days. North Haven can serve the tenant this demand by posting the Three-Day Notice on the Resident’s door at 2550 9th Street. A copy must also be mailed the next day. In computing the three days, the first day is excluded. If the Resident has not paid the rent or moved out within three days, North Haven need not accept any further payments of the rent and may file an eviction suit at the Boulder County Justice Center, on 6th and Canyon in Boulder. The time begins running whether or not the tenant discovers the Three-Day Notice is posted. Also the time continues to run regardless of whether it is a Saturday, a Sunday, or a holiday.
  5. A Verified Payment is a payment in the form of a money order, cashier’s check or electronic check.

Procedure for requesting and approving a payment plan

  1. No partial rent payments will be accepted, except as specified in a house approved payment plan.
  2. The Resident must request a payment plan from the North Haven house accountant. The house accountant will then check to ensure that the proposed payment plan is in compliance with all the terms of this Payment Plan Policy. The payment plan will then be brought to a regular house meeting of North Haven.
  3. North Haven must vote whether or not to approve the proposed payment plan as per the house’s voting rules. North Haven may reject a payment plan request FOR ANY REASON, including but not limited to the financial state of the House or BHC, the trustworthiness of the Resident, the Resident’s current financial or employment situation, or the Resident’s payment history.
  4. If approved by consensus, a written form of the payment plan will then be signed by the Resident and the North Haven house accountant, affirming that it conforms to the terms of this policy, and has been approved by a house vote.

Modification of an existing payment plan

  1. A Resident may request a payment plan modification by submitting a new request. Once approved, the modified payment plan replaces the previous payment plan.
  2. The end date of the revised payment plan must be the same as the end date of the original payment plan. Thus only the distribution and schedule of payments may be modified.

Payment plan terms

  1. Once a resident is on a payment plan, s/he no longer accrues late fees on the payments covered by the payment plan.
  2. The payment plan shall begin on the original due date of the first payment to be delayed, and shall end no later than 3 months thereafter. (For example, if a Resident requests a payment plan for January rent and/or food payment, the payments must be scheduled such that rent and food payment for January, February, and March will all be paid in full by April 5.)
  3. The payment plan shall include all rent and food payments, and any other fees due during the period of the payment plan.
  4. If a new Resident cannot pay their first month’s rent, no payment plan will be issued.
  5. A payment plan shall have no payments scheduled later than the fifth of the last month of a Resident’s lease period.
  6. Once a Resident has been issued a Three-Day Notice, that person is not eligible for a payment plan.
  7. All payments made on a payment plan must be made by “Verified Payment” (see definition above).
  8. North Haven may place additional restrictions on a particular Resident’s payment plan if it finds the Resident to be repeatedly non-compliant with payment policies.

Normal rent violation time-line

  1. The following timeline may only be modified by North Haven, by a consensus vote at a house meeting.
  2. On the 6th of the month, late rent and food payments are due. Residents shall be charged a $5 per day late fee for each overdue payment. For example, if a Resident still hasn’t paid for food or rent on the 7th of the month, they owe $20 in late fees, in addition to their normal rent and food payments. This $20 is $5 for food and $5 for rent on the 6th plus $5 for food and $5 fr rent on the 7th. If multiple rent or food payments are overdue (e.g. both February and March rents have not been paid) then each of them will accrue their own stream of $5/day late fees.
  3. On the 6th of the month the North Haven house accountant will issue a late payment warning issued to any Resident in debt.
  4. On the 6th of the month the North Haven house accountant will inform the house by email of all Residents who are in debt, and the amounts of their debts to the house.
  5. If, on the 14th of the month, a payment plan has not been approved or full repayment has not been received, and the debt of the Resident is equal to or exceeds the "total monthly rental payment" as stated in section 5B of the individual Resident lease, then the North Haven house accountant will immediately serve the Three-Day Notice to the Resident.
  6. On the 17th of the month, rent demanded by Three-Day Notice is due.
  7. On the 18th of the month, the lease of any Resident who has not paid as demanded by their Three-Day Notice will be terminated. The North Haven house accountant will notify the Boulder Housing Coalition board that the lease of the Resident has been terminated. The BHC staff will inform the former Resident of the termination and require the individual to vacate the premises. If necessary, BHC staff will file an eviction suit at the Boulder County Justice Center.

Payment plan violation timeline

  1. Payment is due on the days specified in the approved payment plan.
  2. If payment is not made on a specified due date, the North Haven house accountant will report that a payment was missed, at the next possible North Haven house meeting.
  3. At that meeting a consensus vote of North Haven Residents is required to allow the Resident-in-debt to submit another acceptable payment plan.
  4. If there is no new consensus payment plan for the Resident by the end of that meeting and the debt of the Resident is equal to or exceeds the "total monthly rental payment" as stated in section 5B of the individual Resident lease, then the North Haven house accountant will immediately serve the Three-Day Notice to the Resident demanding full payment of past-due rent.
  5. On the 4th day after payment is due, the lease of any Resident who has not paid as demanded by their Three-Day Notice is terminated. The North Haven house accountant will notify the Boulder Housing Coalition board that the lease of the Resident has been terminated. The BHC staff will inform the former Resident of the termination and require the individual to vacate the premises. If necessary, BHC staff will file an eviction suit at the Boulder County Justice Center.

Returned (bounced) checks

  1. The house accountant will notify the Resident whose check was returned. The Resident will be charged a $5/day late fee for each day from the day of notification until a Verified Payment is received by the house accountant. In addition, any bad check fees charged to North Haven will be paid by the Resident. (For example, US Bank currently charges a $19 bad check deposit fee).
  2. Repayment is due by Verified Payment, seven days after the House accountant notifies the Resident of a returned check. On or before this date the Resident may request a payment plan to cover the amount past due.
  3. If, on the eighth day after notifying the Resident of a returned check, a payment plan has not been approved or full repayment has not been received, and the debt of the Resident is equal to or exceeds the "total monthly rental payment" as stated in section 5B of the individual Resident lease, then the North Haven house accountant will immediately serve the Three-Day Notice to the Resident.
  4. On the 4th day after payment is due, the lease of any Resident who has not paid as demanded by their Three-Day Notice is terminated. The North Haven house accountant will notify the Boulder Housing Coalition board that the lease of the Resident has been terminated. The BHC staff will inform the former Resident of the termination and require the individual to vacate the premises. If necessary, BHC staff will file an eviction suit at the Boulder County Justice Center.
  5. 5. Any Resident whose checks have been returned 2 or more times will be required to make all future payments to North Haven Community Housing for both rent and food by Verified Payment.