The Documents of the Association grant the Board of Directors authority to propose rules necessary for the management of the Project.  The rules are intended to promote and protect your property rights and investment at Las Brisas.

 

Landlords:  It is your responsibility to ensure that your Renters receive a copy of this information and that they comply with all rules, regulations, and policies of Las Brisas Association.

 

Cabaña Rental · Cabaña Entry · Pool & Ping Pong Tables · Television & Remote · Exercise Equipment

 

Pools & Spa · Tennis Courts · Laundry Facilities · Lockers

 

Carports · Guest Parking · Commercial & Oversized Vehicles · Motorcycles · Speed Limits & Stop Signs

 

Window/Door Modification · Patios & Decks · Window Coverings · Satellite Dishes · Garbage Disposals · Pipes & Drains · Fire/Heat Detectors · Moving · Dumping · Window Screens · Water Shut-Off Policy · Hard-Surface Floors · Pets

 
 

Security Information · Emergency Information · Maintenance Information

 

Children under the age of eighteen (18) are not permitted in the Cabaña unless accompanied by an adult.


Cabaña Rental

The Cabaña may be rented out by both homeowners and tenants for a six (6) hour period during the hours of 8:00 a.m. and 9:30 p.m. Sunday through Thursday and 8:00 a.m. and 10:30 p.m. Friday and Saturday and holidays.  The fee for renting the Cabaña is $70.00 per day ($40 service fee and $30 cleaning fee. To reserve the Cabaña, please e-mail dsmith@emastersgroup.com. You must sign a contract and provide a security deposit for $300.00, which will be returned to you if the Cabaña is in the same condition as when it was rented. The condition of the Cabaña will be determined by a checklist which is filled out at the time of the rental and then reviewed after the event.

If there is any damage, the security check will be given to the Board of Directors. You will receive a letter asking you to appear at the next regularly schedule Board Meeting and the Board of Directors will decide what damages were caused and how much you will be invoiced for repairs.


Cabaña Entry

Each homeowner is issued on Key Card for Cabana Entry. Tenants must get a card through their landlord. If you do not have a card, please contact The Masters Group at 408‑445‑4455 and a new one can be issued for $50.00. If you damage the cabaña you will be responsible for the cost of repairs.


Pool & Ping Pong Table

We have available for your use a pool table and a ping pong table. While the tables are there, you will need to supply your own equipment.


Television & Remote

The television in the Cabaña is available for the enjoyment of all homeowners or tenants of Las Brisas.  Remote controls are not provided by the Association. Generic remotes will work with the TV. Please turn off the television when you leave.


Exercise Equiptment

The exercise equipment in the Cabaña is provided for the enjoyment of all residents of Las Brisas.  Please be careful with the equipment to not cause any damage. 

  • If you are listening to music in the weight room, please use headphones.
  • Use all exercise equipment at your own risk.
  • Please do not remove the pins from the exercise equipment.
  • Please report any damage to the equipment to The Masters Group at 408-445-4455.
  • Please do not use the equipment in wet clothes or in bare feet.

The monthly homeowners dues include the cost of maintaining and repairing these areas as well as the furniture, equipment, and supplies for this maintenance. Please remember that you are living in a community environment and be considerate of your neighbors. No loud noises (including radios) are allowed in any common areas.


Pools & Spa

Hours

Sunday - Thursday 9:00 a.m. – 9:00 p.m.
Friday - Saturday 9:00 a.m. – 10:00 p.m.

If there are complaints of excessive noise security may close the pool area early.

Rules

  • No running or diving allowed at any time.
  • No glassware
  • No alcohol
  • There is no lifeguard on duty. 
  • By state law, children under fourteen (14) years of age must be accompanied by an adult.
  • Children needing diapers are not allowed in the pool.
  • Guests must be accompanied by a resident.  Only four (4) guests are allowed at a time per unit.
  • There is a limit of eight (8) people at a time in the spa.
  • Do not remove furniture from the pool area
  • No amplified music in the pool area
  • Please dispose of all garbage in the proper receptacles.
  • Do not enter the pool or spa after applying lotion, as this clouds the water.

Tennis Courts

Hours

8:00 a.m. – Sundown

Rules

  • Please limit your time to 1 hour when others are waiting.
  • Use only tennis style sneakers on the court – no regular shoes.
  • Please dispose of all garbage in the proper receptacles.

Laundry Facilities

Hours

Monday - Thursday 6:00 a.m.-10:00 p.m.
Friday - Saturday 7:00 a.m. – 11:00 p.m.
Sunday - 7:00 am – 10:00 p.m.

Rules

  • Please be courteous of your neighbors when using the laundry facilities. 
  • Keep track of the time on the washers and dryers so as not to hold up other people who may wish to use these appliances.
  • Please clean out the lint filters after use. 
  • Las Brisas laundry rooms are for residents only.

Lockers

Lockers are available in each of the buildings for rent. If you are interested in renting a locker, please contact The Masters Group (408-445-4455) for availability. Lockers are issued on a first come, first served basis.

Carports

The individual carports are for single vehicles only. Mechanical repairs are not to be made on Las Brisas property. Guests are to park in uncovered parking spaces only.

If another person is parking in your carport space or preventing access to your space, report this to The Masters Group (408-445-4455) and they will have the vehicle towed at the owner’s expense.


Commercial & Oversized Vehicles

We allow certain commercial and oversized vehicles to park on Las Brisas property. Oversized vehicles may only park in designated "oversized vehicle" areas. 

If you are parking a commercial vehicle on Las Brisas property, you must submit a request to the Board of Directors at a scheduled Board Meeting. When Board approval is given for you to park your commercial vehicle on the premises, the Board of Directors will designate where you are to park this vehicle. Any commercial vehicles that are found in areas other than the designated areas will be towed at the vehicle owner’s expense.


Motorcycles

All motorcycles must be parked in the spaces near buildings 1730 and 1760 marked “Motorcycle Parking Only.” Any motorcycle that is found in other areas will be towed at the vehicle owner’s expense.


Speed Limits & Stop Signs

We ask that you and your guests drive SLOWLY in and around the complex and obey all posted speed limits and stop signs.

Please remember that you are living in a community environment and be considerate of your neighbors by keeping your television, radio, computers, or any music at a level that cannot be heard outside your unit.


Window/Door Modification

Owners must use approved retrofitted window and door styles in either aluminum or vinyl and submit a modification form for approval prior to installation can begin. Pricing for approved windows and doors can be found here.


Patios & Decks

No structural changes to the outside of the building are permitted without first contacting The Masters Group (408-445-4455)..

Patios and decks should not be used for storage of boxes, cartons, construction tools, or equipment.


Window Coverings

If you wish to put colored curtains or drapes up on any window or sliding glass door, they must be lined with white or off-white on the window-facing side.


Satelite Dishes

Satellite dishes are allowed on the premises, but may not be attached to Las Brisas property. They may be attached to a table on the balcony, but not the balcony itself.


Garbage Disposals

Do not put anything down the garbage disposals. Our plumbing was not made for use of disposals and it is costing thousands of dollars to keep our pipes cleaned out from misuse of these disposals. Remember, this money comes out of your dues.


Pipes & Drains

Any snaking of the pipes in the Las Brisas buildings can only be done by a plumber authorized by the association. If you feel you need to have your drains snaked, please call The Masters Group (408-445-4455)

Do not put cat litter down toilets for the same reasons as above.


Fire/Heat Detectors

Please inform all of your contractors doing work in your units that they must not do any damage to the unit fire/heat detectors. Do not disconnect the fire/heat detectors as this will disrupt the whole system. The homeowner will be held financially responsible for all repairs to the building fire alarm system caused by disconnecting the fire/heat detectors.


Moving

When moving in or out of the buildings, please be careful not to damage the walls, doors, elevators, or stairwells. Homeowners will be held financially responsible for the cost of repair of these items.

When loading or unloading a moving van or other vehicles, please do not block the driveways or carports. Please be considerate of your neighbors.


Dumping

Old or used furniture must not be left on the property. You must either take this furniture to a donation facility to the dump, or dispose of it in another manner.

If homeowners or tenants leave unwanted furniture by the dumpsters, the homeowner will be fined a $100.00 littering charge, plus the dumping fee and cost of labor.


Window Screens

Window screens are available by contacting Kevin Coggins at 408-317-5081 or The Masters Group (408-8445-4455) at a cost of $35.00 per screen.

It is the responsibility of the homeowner to ensure that their window screens are in good condition and are not adversely affecting the aesthetics of each unit.

The Architectural Committee will check window screens for compliance with this policy.


Water Shutoff Policy

Las Brisas Association is responsible for maintenance of all common plumbing pipes in the buildings, including integral stops and angle stops that connect directly to the pipes inside the walls. Our detailed water shut-off policy can be found here.

In the event that any common-area pipes or stops need repair, homeowners should request repairs through The Masters Group (408-445-4455).

Seventy Two (72) hours notice is required for all non-emergency water shut-offs.

All building water shut-offs must be handled by the Association Management Company, and may never be scheduled independently by individual homeowners or contractors. To request a water shut-off use this form.


Hard-Surface Floors

Hard-cover floors may not be installed on second story and third story floors of any building of Las Brisas (excluding entry way, kitchens and bathrooms). If you have installed such hard cover floors, you must install carpets with acoustic pads in all rooms.

If there are complaints about noise from such hard-cover floors, the Board of Directors will require that the hard-cover floors be replaced with soft covering (that is, wall-to-wall carpeting with acoustic pads) at your expense.


Pets

We welcome your pets and ask that you and they observe the rules as follows.

RULES

  • You are allowed to have one (1) pet under 25 pounds. A pet larger than 25 pounds, or more than one (1) pet may be kept at Las Brisas only with special permission of the Board of Directors. Permission will be revoked if there are any complaints against the pet that have not been satisfactorily addressed by the pet owner.
  • We do have a leash law in our community (as well as in Santa Clara County), which requires that your pet be on a leash anytime it is outside your home. We also ask that all dog owners be considerate of your neighbors in controlling barking.
  • You must clean up after your pets. Any pet owner who does not clean up after their pet will be subject to a $50 littering fine for each incident.
  • Cats must be kept indoors. If you must take your cat out, the cat must be on a leash.
  • Under no circumstances are pets allowed in the pool area or interior courtyards.
  • Please be a considerate pet owner.

Security Information

Las Brisas Security Company

Atlas Private Security (866-903-9111)

Security Policy

Atlas Security is responsible for patrolling Las Brisas in the evenings.

Examples of when to call: excessive noise, pool/spa violators, unattended children in pool area, cars parked in no parking zones or in your assigned spot. Note: you must provide proof to security that it is your stall (look on grand deed.)

Please use your discretion, if it a higher order security issue contact the Santa Clara Police Department at their non-emergency number of 408‑984‑3191, then contact The Masters Group at 408-445-4455 during the daytime hours. At night, please contact Atlas Private Security. 

If you feel this may emergency, then please dial 911.

For vehicle break-ins or noise complaints call the police at 408-984-3191.

Please keep all entry doors and gates closed at all times.


Emergency Information

If you have a property emergency, please contact The Masters Group (408‑445-4455) and a representative will return your call within one (1) hour. If you call the emergency number and the emergency is not legitimate, the homeowner will be assessed a Non-Emergency Fee of $50.00; between the hours of 11:00 p.m. and 7:00 a.m. the Non-Emergency Fee is $150.00. This fee will be billed to the homeowner’s account.

Non-emergency examples include but are not limited to the following: Cabaña reservations, lost unit/building keys, locked out of unit, refinance or title inquiries, account balance information, responses to violation letters, someone parking in your carport space.

Emergencies would include but are not limited to: sewer backups, fires, water leaks, or other situations that would cause damage to the property. For personal emergencies, please contact the police at 911.

Maintenance Information

Maintenance Coordinator

Kevin Coggins
408-317-5081 (9:00 a.m. – 5:00 p.m.)

Maintenance Policy

If you have maintenance issues, please contact Dionna Smith at 408-445-4455. If you have called The Masters Group and have gotten no response after calling twice, please contact Kevin Coggins. Remember, no response does not always mean that no action has been taken. Sometimes things just take a while, such as scheduling vendors.