Madison Greens Hubbardston Condo Documents

The HomesJustForYou Team at RE/MAX Liberty, 23 Village Inn Rd Unit A-1, Westminster, MA 01473 978-786-5160

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Doc: TRUST 7 10:56 AM

DECLARATION OF TRUST OF MADISON GREENS II CONDOMINIUM TRUST

7

2007, day of DECLARATION OF TRUST made this I (the "Trustees"), which term and any pronoun referring thereto shall be deemed

by Matthew Olson to include successors in trust hereunder and to mean the Trustee or Trustees for the time being hereunder wherever the context so permits. ,

ARTICLE 1

Name of Trust The Trust hereby created shall be known as the Madison Greens II Condominium Trust (the "Trust"). Under that name, so far as legal, convenient, and practicable, all business shall be conducted by the Trustees and all instruments in writing shall be executed by the Trustees.

ARTICLE 2 The Trust Purposes

Section 2.1 - General Purpose. All of the rights and powers in and with respect to the Common Areas and Facilities of Madison Greens II Condominium (the "Condominium") established by a Master Deed recorded herewith (the "Master Deed") with the Worcester District Registry of Deeds (the "Registry of Deeds") which are by virtue of the Massachusetts General Laws, Chapter 183A, as amended ("Chapter 183A"), conferred upon or exercisable by the organization of the Unit Owners of said Condominium, and all property, real and personal, tangible and intangible, conveyed to the Trustees hereunder shall vest in the Trustees in trust to exercise, manage, administer, and dispose of the same, and to receive the income thereof (a) for the benefit of the owners of record from time to time of the Units of the Condominium in the Common Areas and Facilities according to the schedule of undivided beneficial interest set forth in Exhibit C of the Master Deed recorded herewith (the "beneficial interest"), and (b) in accordance with the provisions of Section 10 of Chapter 183A for the purposes therein set forth.

This Trust is the organization of Unit Owners established pursuant to the provisions of Chapter 183A for the purposes therein set forth.

Section 2.2 - Not a Partnership. It is hereby declared that a trust and not a partnership has been created and that the Unit Owners are beneficiaries and not partners or associates nor in any (Client FileA2715810001100189771 DOC}

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other relation whatever between themselves with respect to the Trust property, and hold no relation to the Trustees other than of beneficiaries, with only such rights as are conferred upon them as such beneficiaries hereunder and pursuant to the provisions of Chapter 183A. Article 3 The Trustees Section 3.1 - Number. After the Operating Event as hereinafter described, there shall at all times be Trustees consisting of such number, not less than three (3) nor more than seven (7), as shall be determined by vote of more than fifty percent (50%) of the beneficial interest hereunder.

Until Traven Development, LLC or its successors or assigns (the "Declarant") either: (a) records a certificate signed by the Declarant setting forth the occurrence of the "turn over of the Association to the Unit Owners"; or (b) seven (7) years following conveyance of the first unit within the Condominium (either of these events being known as the "Operating Event"), there shall be not more than two (2) Trustees, and both such Trustees shall be designated, appointed, and/or elected by the Declarant.

Within sixty (60) days after the occurrence of the Operating Event, the Trustees then in office shall tender their respective resignations, and their respective offices shall be deemed vacant so as to permit such vacancies to be filled in the manner hereinafter provided. In the event that said resignations are not tendered pursuant to the preceding sentence, then said offices shall automatically be deemed vacant on the seventy-fifth (75th) day after the Operating Event, and such vacancies shall be filled in the manner hereinafter provided.

Section 3.2 - Term. Subject to the rights of the Declarant to appoint Trustees prior to the Operating Event as provided for in Section 3.1 the term of each Trustee shall be for one (1) year from the annual meeting of Unit Owners (or special meeting in lieu thereof) at which such Trustee's successor is due to be appointed; except that the term of any Trustee appointed to fill a vacancy in an unexpired term shall end when his or her predecessor's term would, but for the vacancy, have ended.

Section 3.3 - Vacancies; Appointment and Acceptance of Trustees. If and whenever any Trustee's term is to expire, or for any other reason, including, without limitation, removal, resignation, or death of the Trustee, the number of Trustees shall be less than the number established under Section 3,1, a vacancy or vacancies shall be deemed to exist.

Subject to the provisions of Section 3.1 and 3.2, such vacancy shall be filled by (a) an appointment of a natural person to act as such Trustee (1) by an instrument signed by the Declarant, or (2) if after the Operating Event, by the vote of Unit Owners holding more than fifty percent (50%) of the beneficial interest hereunder, or (3) if, after the Operating Event, Unit Owners holding such percentage have not within thirty (30) days after the occurrence of any such vacancy made such appointment, by a majority of the then remaining Trustees, or by the remaining Trustee, if only one, and (b) the acceptance of such appointment, signed and acknowledged by the person so appointed, shall have been recorded at the Worcester District Registry of Deeds.

Such appointment shall become effective upon the filing with the Registry of Deeds of a certificate of such appointment signed (1) by the Declarant, or (2) if, after the Operating Event, by a Client FIlesl27 I 5810001 ■ 00 8977 I DOC )

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majority of the then remaining Trustees or by the sole remaining Trustee, together with such acceptance; and such person shall then be and become such Trustee and be vested with the title to the trust property jointly with the remaining or surviving Trustee or Trustees without the necessity of any act or transfer of conveyance.

If there shall be no remaining Trustee and a vacancy in the office of Trustee shall continue for more than sixty (60) days and shall at the end of that time remain unfilled, a Trustee or Trustees to fill such vacancy or vacancies may be appointed by any court of competent jurisdiction upon the application of any Unit Owner and notice to any Unit Owners and to such other, if any, parties in interest to whom the court may direct that notice be given. Any appointment by such court proceeding shall become effective upon filing with said Registry a copy of the court decree and of the acceptance of such appointment by the successor Trustee so appointed.

The foregoing provisions of this Section notwithstanding, despite any vacancy in the office of Trustee, however caused and for whatever duration, the then remaining or surviving Trustee(s) shall continue to exercise and discharge all of the powers, discretions, and duties hereby conferred or imposed upon the Trustees.

Section 3.4 - Trustee Action. In any matter relating to the administration of the trust hereunder and the exercise of the powers hereby conferred, the Trustees shall act by majority vote of those present at any duly called meeting. The Trustees may act without a meeting in any case by unanimous written consent and, in cases requiring, in their sole judgment, response to an emergency by majority written consent.

Notwithstanding the preceding language, any instrument signed by a majority of those Trustees, appearing from the records of the Registry of Deeds to be such, shall be conclusive evidence in favor of every person relying thereon or claiming thereunder, that at the time of delivery thereof the execution and delivery of that instrument was duly authorized by all Trustees; and any instrument signed by any one or more Trustees which contains or is accompanied by a certification that such Trustee or Trustees were, by appropriate vote of the Trustees, authorized to execute and deliver the same, shall, in like manner, be conclusive evidence in favor of every person relying thereon or claiming thereunder.

Section 3.5 - Resignation; Removal. Any Trustee may resign at any time by delivering notice to each of his co-trustees an instrument in writing signed and duly acknowledged by that Trustee. Resignations shall take effect upon the recording of such instrument with the Worcester County (Worcester District) Registry of Deeds. After reasonable notice and an opportunity to be heard, a Trustee may be removed from office with or without cause by a vote of Unit Owners holding more than fifty (50%) percent of the beneficial interest hereunder. Notwithstanding the foregoing to the contrary, the original Trustees and any successor Trustee appointed by the Declarant may be removed only by the Declarant until the expiration of such period of time determined in accordance with the provisions of this document and the Master Deed. Any such removal shall be evidenced by the recording at the Registry of a Certificate of Removal signed by a majority of the remaining Trustee(s) of the Trust naming the Trustee so removed and reciting that the requisite votes of the Unit Owners were cast for the removal.

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Section 3.6 - Bond or Surety. No Trustee, whether an original, substitute, or successor Trustee, shall be obliged to give any bond or surety or other security for the performance of any of his or her duties hereunder, provided, however, that Unit Owners entitled to more than sixty percent (60%) of the beneficial interest of this Trust may at any time by instrument in writing signed by them and delivered to the Trustees or Trustee affected require that any one or more of the Trustees shall give bond in such amount and with such sureties as shall be specified in such notice. All expenses incident to any such bond shall be charged as a common expense of the Condominium.

Section 3.7 - Compensation of Trustees. With the approval of a majority of the Unit Owners, each Trustee may receive such reasonable remuneration for his services and also additional reasonable remuneration for extraordinary or unusual services, legal or otherwise, rendered by him or her in connection with the trust hereof, all as shall be from time to time fixed and determined by the Trustees, and approved by a majority of the Unit Owners, and such remuneration shall be a common expense of the Condominium. No compensation to Trustees may be voted by the Trustees with respect to the period before the Operating Event.

Section 3.8 - No Personal Liability. No Trustee shall under any circumstances or in any event be held liable or accountable out of his personal assets or be deprived of compensation, if any, by reason of any action taken, suffered, or omitted in good faith or be so liable, accountable, or deprived by reason of honest errors of judgment or mistakes of fact or law or by reason of the existence of any personal or adverse interest or by reason of anything except his own personal and willful malfeasance and defaults.

Section 3.9 - Trustees May Deal with Condominium. No Trustee shall be disqualified by his office from contracting or dealing with the Trustees or with one or more Unit Owners (whether directly or indirectly because of his interest individually or the Trustees interest or any Unit Owner's interest in any corporation, firm, trust, or other organization connected with such contracting or dealing or because of any other reason), as vendor, purchaser, or otherwise, nor shall any such dealing, contract, or arrangement entered into in respect of this Trust in which any Trustee shall be interested in any way be avoided, nor shall any Trustee so dealing or contracting or being so interested be liable to account for any profit realized by any such dealing, contract, or arrangement by reason of such Trustee's holding office or of the fiduciary relation hereby established, provided the Trustee shall act in good faith and shall disclose the nature of his interest before entering into the dealing, contract, or arrangement.

Section 3.10 - Indemnity of Trustees. The Trustees and each of them shall be entitled to indemnity both out of the Trust property and by the Unit Owners against any liability incurred by them or any of them in the execution hereof, including, without limiting the generality of the foregoing, liabilities in contract and in tort and liabilities for damages, penalties, and fines, all as provided in Chapter 183A, and, acting by majority, may purchase such insurance against such liability as they shall determine is reasonable and necessary, the cost of such insurance to be a common expense of the Condominium. Each Unit Owner shall be personally liable for all sums lawfully assessed for his share of the common expenses of the Condominium and for his proportionate share of any claims involving the Trust property in excess thereof, all as provided in Sections 6 and 13 of Chapter 183A. Nothing in this paragraph shall be deemed to limit in any respect the powers granted to the Trustees in this Declaration of Trust.

Section 3.11 - Schedule of Fines. The Trustees shall from time to time adopt and amend a {Client FilesQ7158\0001100189771 DOC}

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schedule of impositions of fines to be imposed by the Trustees upon determination that any unit owner has violated the restrictions on use of the Buildings, Common Areas and Units as set forth in the Master Deed. Said fines shall be in an amount not less than $25.00 per day and shall be imposed not later than thirty (30) days after written notice of the violation by the Trustees, which notices shall provide the Unit owner with an opportunity to challenge the existence of the violation.

All costs of enforcement of any violation of the restrictions on the use of Buildings, Common Areas and Units as set forth in the Master Deed as incurred by the Trustees, including but not limited to reasonable attorney's fees, and shall be paid by the applicable unit owner. All fines imposed pursuant to this Section and Section 5.6, and all attorney's fees and costs incurred by the Trustees shall be assessed against the Unit Owner and shall constitute a lien against the applicable unit in the same fashion as provided for the common expenses as set forth in this instrument.

ARTICLE 4 Beneficiaries and the Beneficial Interest of the Trust Section 4.1 - Beneficial Interest. The beneficiaries of this Trust shall be the owners of Units in the Condominium as they may be from time to time. The beneficial interest in this Trust shall be divided among the Unit Owners in the percentage of undivided beneficial interest pertaining to the Units of the Condominium as set forth in Exhibit C of the Master Deed of the Condominium, in effect and as it may be amended from time to time.

Section 4.2 - Each Unit to Vote by One Person. The beneficial interest of each Unit of the Condominium shall be held and exercised as a Unit and shall not be divided among several owners of any such Unit. To that end, whenever any Unit is owned of record by more than one person, the several owners of such Unit shall (a) determine and designate which one of such owners shall be authorized and entitled to cast votes, execute instruments, and otherwise exercise the rights appertaining to such Unit hereunder, and (b) notify the Trustees of such designation by a notice in writing signed by all of the record owners of such Unit. Any such designation shall take effect upon receipt by the Trustees arid may be changed at any time and from time to time by notice as aforesaid. In the absence of any such notice or designation, the Trustees may designate any one such owner for such purpose.

Section 4.3- Voting Power of the Unit Owners. Each Unit Owner, including the Declarant, shall have voting power in the affairs of the Condominium equal to the percentage of undivided beneficial interest appertaining to his Unit as set forth in Exhibit C to the Master Deed.

ARTICLES By-Laws The provisions of this Article 5 shall constitute the By-Laws of this Trust (the "By-Laws") and the organization of Unit Owners established hereby: Section 5.1 Powers of the Trustees. The Trustees shall have the powers and duties necessary for the administration of the affairs of the Condominium and may do all such acts and -

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things except as otherwise provided by law or by the Master Deed or by the Declaration of Trust or By-Laws, which powers and duties shall include, but shall not be limited to the following: (a) Provisions for the operation, care, upkeep, and maintenance of the Common Areas and Facilities of the Condominium; (b) Determination of the common expenses required for the affairs of the Condominium, as set forth in Section 5,4; Collection of the common charges from the Unit owners, including, but not limited to, the common expenses set forth in subparagraph (b) above; (d) Opening of bank accounts on behalf of the Condominium and designating the signatories required therefore; (e) Leasing and otherwise dealing with such community facilities as may be provided for in the Master Deed or as may be created by the Declarant or the Trustees as being Common Areas and Facilities; (f) Owning, conveying, encumbering, leasing, and otherwise dealing with Units conveyed to it or purchased by it as the result of enforcement of the lien for common expenses, or otherwise; (g) Obtaining of insurance for the property pursuant to the provisions hereof; (h) Making of repairs, additions, and improvements to, or alterations of, the property and repairs to and restoration of the property in accordance with the other provisions of these By-Laws; Enforcement of obligations of the Unit Owners; and Adoption of rules and regulations relating to the use, upkeep, or preservation of the property, including but not limited to Exclusive Use Areas as established pursuant to the Master Deed. (k) To appoint and remove at pleasure all officers, agents and employees of the Trust, prescribe their duties, fix their compensation, and require of them such security or fidelity bond(s) as they may deem expedient. Nothing contained in these By-Laws shall be construed to prohibit the employment of any Unit Owner or Trustee in any capacity whatsoever; (1) To have a reasonable right of entry into any Unit or Common Area subject to an exclusive use easement to make emergency repairs and to do other work reasonably necessary for the proper maintenance of operation of the Condominium as set forth elsewhere in this document; (m) To obtain any legal, accounting, administrative and other services deemed advisable by the Trustees, including the services of a manager and any other personnel, to whom the Trustees, except to the extent limited by Chapter 183A, the Master Deed, or these ByLaws (including this Section 5.1), may delegate certain of its powers and duties. The Trustees shall be entitled to rely upon the advice and counsel of attorneys, accountants and other advisors hired by them and shall be protected in so doing; (n) To cause to be kept a complete record of all of the acts and the affairs of the Trust and to present a statement thereof to the Unit Owners at the annual meeting of the Unit Owners; (o) To purchase in the Trust's own name or the name of a nominee one (1) or more Units in the Condominium at any public or private sale upon such terms and conditions as the Trustees may deem desirable, provided that the Trustees obtain the prior (c)

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(p)

(q) (r)

(s)

(t)

(u) (v)

(w) (x) (y)

authorization of the Unit Owners for any such purchase pursuant to Section 5.24 hereof; and to sell, lease, mortgage and otherwise maintain, manage, hold, encumber and dispose of such Units, upon such terms and conditions as the Trustees shall deem appropriate.

To borrow or in any other manner raise such sum or sums of money or other property as the Trustees shall deem advisable in any manner and on any terms, and to evidence the same by notes, bonds, securities or other evidence of indebtedness, which may mature at a time or times, and subject to any limitation imposed by law, the Master Deed or these By-Laws, to execute and deliver any mortgage, pledge, or other instrument to secure any such borrowing; provided, however, that the Trustees shall have no authority to bind the Unit Owners personally.

To establish committees from among the Unit Owners, define their powers and duties, and appoint and remove their members.

To grant permits, licenses, easements, and rights in, upon, under and over the Common Areas and Facilities with respect to utilities and roads to be installed and for other purposes reasonably necessary or useful for the proper maintenance or operation of the Condominium and to enter into such agreements and undertakings as shall be necessary therefor.

To approve the location and relocation of easements and rights for utilities which shall be or have been installed in, upon, under or over the Common Areas and Facilities and to execute, acknowledge and record such instruments and plans identifying such easements as the Trustees deem necessary or desirable.

To sign, seal, acknowledge, deliver and record in any one or more public offices or places of recording all such instruments and documents as the Trustees shall deem necessary or desirable in the exercise of their powers and the discharge of their duties.

To maintain all roads, roadways, and parking areas in the Condominium, (such maintenance to include snow removal and treatment, as necessary), as well as all landscaping in the Common Areas of the Condominium.

To maintain, repair and replace, as appropriate and in accordance with applicable laws, rules, regulations and conditions of applicable permits, the sewer lines, septic tanks, wells, water supply lines, and the storm water management infrastructure and system in the Condominium.

To contract for the removal of trash and garbage from the Condominium and the Units.

To maintain street lighting and parking area lighting for the Condominium, as applicable.

To conduct litigation, including but not limited to, litigation as to any course of action involving the common areas and facilities or arising out of the enforcement of the Condominium Bylaws, Rules and Regulations, the Master Deed and this Trust.

Notwithstanding any provision of the Master Deed, or this Trust, neither the Trustees, acting in their capacity as such Trustees or acting as representatives of the Unit Owners, nor any class of Unit Owners with respect to this Trust or the Condominium, shall bring any litigation whatsoever unless a copy of the proposed complaint in such litigation has been delivered to all of the Unit Owners, and not less than eighty percent (80%) of all Unit Owners consent in writing to the bringing of such litigation within sixty (60) days after a copy of such complaint has been delivered to the Unit Owners and specifying as a part of their written consent a specific monetary limitation to be paid as legal fees and costs and expenses to be incurred in connection therewith, which amount shall be separately assessed as a special assessment effective forthwith at the

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time of said affirmative consent. Notwithstanding any provision of the Master Deed, or of this Trust or the Condominium Bylaws or Rules and Regulations, the provisions of this paragraph shall not be amended except by vote of at least eighty percent (80%) of Unit Owners. The provisions of this Paragraph shall not apply to litigation by the Trust against Unit Owners with respect to the recovery of overdue common expenses or special assessments or to foreclose the lien provided by Chapter 183A, Section 6, and Chapter 254, Sections 5 and 5A, as amended, or to enforce any of the provisions of the Master Deed, or this Trust, or the Condominium Bylaws or Rules and Regulations against Unit Owners. (z) To appoint one (1) Trustee or Unit Owner as the representative of the Condominium on the Homeowner's Association of Madison Greens.

Notwithstanding any provisions of this Trust and By-Laws to the contrary, the Trustees may not delegate to any manager or managing agent for the Condominium any of the following powers and duties: (a) The power to appoint the officers of the Trust. (b) The power to establish, levy and assess the assessments or charges for common expenses. (c) The power to adopt, revise, modify and rescind the Condominium rules and regulations. (d) The powers and duties described in Sections 5.1.(d), (o), (p), (q), (r), (s), (t) above.

Section 5.2 - Maintenance and Repair of Units. The Unit owners shall be responsible for the proper maintenance and repair of their respective Units, and the maintenance, repair, and replacement of utility fixtures therein serving the same, including, without limitation, interior finish walls, ceilings, and floors; windows and interior window trim; doors, door frames, and interior door trim; plumbing and sanitary waste fixtures and fixtures for water and other utilities; electrical fixtures and outlets; and all wires, pipes, drains, and conduits for water, sewerage, electrical power and light, telephone and any other utility services which are contained in or serve such Unit exclusively. If the Trustees shall at any time in their reasonable judgment determine that the interior of any Unit is in such need of maintenance or repair that the market value of one or more other Units is being substantially and adversely affected or that the condition of a Unit or fixtures, furnishings, facilities, or equipment therein is hazardous to any unit or the occupants thereof, the Trustees shall in writing request the Unit Owner to perform the needed maintenance, repair, or replacement or to correct the hazardous condition, and in case such work shall not have been commenced within fifteen (15) days (or such reasonable shorter period in case of emergency as the Trustees shall determine) of such request and thereafter diligently brought to completion, the Trustees shall be entitled to have the work performed for the account of such Unit Owner and to enter upon and have access to such Unit for that purpose. The reasonable cost of such work shall constitute a lien upon such Unit, and the Unit and the Unit owner shall be personally liable therefor.

Section 5.3 - Maintenance, Repair, and Replacement of Common Areas and Facilities; Parking Spaces; Assessment of Common Expenses. The Trustees shall be responsible for the proper maintenance, repair, and replacement of all Common Areas and Facilities of the Condominium, including, without limitation, all parking spaces and facilities. The above may be performed by a managing agent, as hereinafter provided, and any two Trustees, or if there is only one Trustee, one Trustee, or the managing agent or any others who may be so designated by the Trustees. The expenses of all such maintenance, repair, and replacement shall be assessed to the {C}ient Files\27158\0901\00189771 DOC)

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Unit Owners as common expenses of the Condominium at such times and in such amounts as provided in Section 5.4. Each Unit Owner shall be responsible for all costs and expenses relating to the proper maintenance and appearance of all applicable Exclusive Use Areas and all utilities that are separately metered.

Section 5.4 - Common Expenses Funds. The Unit Owners shall be liable for common expenses and, subject to the Trustees judgment as to reserve and contingent liability funds stated below, shall be entitled to surplus accumulations, if any, among the Unit Owners according to their beneficial interest in the Common Areas and Facilities. The Trustees may, to the extent they deem advisable; set aside common funds for reserve or contingent liabilities, and may use the funds so set aside for reduction of indebtedness or other lawful capital purpose, or, subject to the provisions of the following Sections 5.4,2 and 5.4.3, for repair, rebuilding, or restoration of the Trust property or for improvements thereto, and the funds so set aside shall not be deemed to be common profits available for distribution.

In addition to the foregoing, (and not in substitution thereof) to ensure that this Trust will have the funds to meet unforeseen expenditures or to purchase any additional equipment or services, there shall be a working capital fund at least equal to two (2) months' estimated common charges for each unit. Any amount paid into this fund shall not be considered as advance payments of regular assessments. Each unit's share of the working capital funds shall be collected at the time the sale of the unit is closed.

Section 5.4.1 - Reserve Fund. In addition to the foregoing, (and not in substitution thereof) the Trustees may, to such extent as they deem advisable, set aside common funds of the Condominium as additional reserves and may use the funds so set aside for reduction of indebtedness or other lawful capital purposes, and for repair, rebuilding or restoration of the Condominium, or for improvements thereto, and for replacement of the common areas and facilities, and other proper contingencies, and the funds so set aside shall not be deemed to be common profits available for distribution.

Section 5.4.2 - Estimates of Common Expenses and Assessments. At least thirty (30) days prior to the commencement of each fiscal year of this Trust, the Trustees shall estimate the common expenses expected to be incurred during the next fiscal year together with a reasonable provision for contingencies and reserves, and after taking into account any undistributed surplus accumulations from prior years, shall determine the assessment to be made for the next fiscal year. The Trustees shall promptly render statements to the Unit Owners for their respective shares of such assessment, according to their beneficial interest in the Common Areas and Facilities, and such statements shall, unless otherwise provided therein, be due and payable within thirty (30) days after the same are rendered. In the event an annual assessment is not made as required above, an assessment shall be presumed to have been made in the amount of the last prior assessment. In the event that the Trustees shall determine during any fiscal year that the assessment so made is less than the common expenses actually incurred, or, in the reasonable opinion of the Trustees, likely to be incurred, the Trustees shall make a supplemental assessment or assessments and render statements therefor in the manner aforesaid, and such statements shall be payable and take effect as aforesaid. The Trustees shall provide for payments of statements in monthly or other installments. The amount of each such statement shall be a personal liability of each Unit Owner (jointly and severally among the owners of each Unit) and, if not paid when due, or upon the expiration of such grace period as the Trustees may (hut need not) designate, shall carry a late charge in such amount or at such rate (which amount (Client Files\27158\0001\0018977I DOC)

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or rate need not be in proportion to the beneficial interest in this Trust) as the Trustees shall determine and, together with any such late amount or charge and attorneys fees for collection as hereinafter provided, shall constitute a lien on the Unit, which the Owner, by acceptance of a Unit Deed, agrees to pay, including all costs and expenses and reasonable attorneys' fees incurred by the Trustees in collection of said assessments for common expenses and enforcement of said lien.

However, the obligation of the original declarant to pay monthly common fees on declared but unsold units shall not commence until such unit is first occupied by a tenant or 180 days after the date of recording of the Master Deed and this Trust, whichever shall occur first. This moratorium on payment of monthly common fees by the original declarant is in consideration of the declarant managing and arranging for maintenance, snowplowing, ice removal, landscaping and other services necessary to efficient operation of the property.

Section 5.4.3 - Application of Common Funds. The Trustees shall expend common funds only for the purposes permitted by this Trust and by Chapter 183A. Section 5.4.4 - Notice of Default to Mortgagees. Upon written request addressed to the Trustees by a First Mortgagee of any Unit, the Trustees shall notify such Mortgagee of any default by the Mortgagor of such Unit in the performance of the Mortgagor's obligations under the Master Deed or this Declaration of Trust. The trustees, where giving notice to a Unit Owner of a default, shall, if requested by a Mortgagee, send a copy of such notice to each Mortgagee of the Unit whose name and address has theretofore been furnished to the trustees.

Section 5.5 - Rebuilding and Restoration, Improvements, Section 5.5.1 - Determination of Scope of Loss. In the event of any casualty loss to the Trust property, the Trustees shall determine in their reasonable discretion whether or not such loss exceeds ten percent (10%) of the value of the Condominium immediately prior to the casualty, and shall notify all Unit Owners of such determination. If such loss as so determined does not exceed ten percent (10%) of such value, the Trustees shall proceed with the necessary repairs, rebuilding, or restoration in the manner provided in paragraph (a) of Section 17 of Chapter 183A. If such loss as so determined exceeds ten percent (10%) of such value, the Trustees shall forthwith submit to all Unit Owners (a) a form of agreement (which may be in several counterparts) among the Unit Owners authorizing the Trustees to proceed with the necessary repair, rebuilding, or restoration, and (b) a copy of the provisions of Section 17; and the Trustees shall thereafter proceed in accordance with and take such further action as they may in their discretion deem advisable in order to implement the provisions of paragraph (b) of said Section 17.

Section 5.5.2 - Submission to Unit Owners of Proposed Improvements. If and whenever the Trustees shall propose to make any improvement to the Common Areas and Facilities of the Condominium, or shall be requested in writing by the Unit Owners holding twenty-five percent (25%) or more of the beneficial interest in this Trust to make any such improvement, the Trustees shall submit to all Unit Owners (a) a form of agreement (which may be in several counterparts) specifying the improvement or improvements proposed to be made and the estimated cost thereof, and authorizing the Trustees to proceed to make the same, and (b) a copy of the provisions of Section 18 of Chapter 183A or the then applicable statutory provision(s) Notwithstanding the foregoing, so long as the Declarant has any beneficial interest hereunder, the Trustees shall not be required to submit the aforementioned documents to the Unit Owners unless a request for improvements is made by Unit Owners holding at least fifty (50%) percent of the beneficial interest {Clint Filcs127158\0001100189771 DOC)

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hereunder. Upon the receipt by the Trustees of such agreement signed by the Unit Owners holding seventy-five percent (75%) or more of the beneficial interest or the expiration of ninety (90) days after such agreement was first submitted to the Owners, whichever shall first occur, the Trustees shall notify all Unit Owners of the aggregate percentage of beneficial interest held by Unit owners who have then signed such agreement. If such percentage exceeds seventy-five percent (75%), the Trustees shall proceed to make the improvement or improvements specified in such agreement and shall charge the cost thereof as a common expense to all the Unit Owners, provided, however, that if such improvement costs in excess of ten (10%) percent of the then value of the Condominium, any Unit Owner not agreeing to the improvement may apply to the Worcester Superior Court, on such notice to the Trustees as the Court shall direct, for an order directing the purchase of his Unit by the Trustees at the fair market value thereof as approved by the court. The cost of any such purchase shall be a common expense. If the percentage of agreeing Unit Owners equals or exceeds fifty (50%) percent, but is less than seventy-five (75%) percent, the Trustees may, with the agreement of those Unit Owners who wish the improvement to be made, proceed to make the improvement and charge the cost thereof as a common expense to such agreeing Owners only.

If and whenever any Unit Owner shall propose to make an improvement to or affecting the Common Areas and Facilities of the Condominium at such Unit Owners expense, and the Trustees determine in their reasonable discretion that such improvement would be consistent and compatible with the provisions and intent of the Master Deed, the Trustees may, but shall not be obligated to, authorize such improvement to be made at the sole expense of the Unit Owner proposing the same, without the consent or approval of other Unit Owners, subject to such contractual undertakings of the Unit Owner proposing such improvement as the Trustees in their reasonable discretion deem to be necessary or desirable in the circumstances.

Notwithstanding anything herein to the contrary. any Unit Owner may purchase and install a glass or screen enclosure for a Patio/Deck for which such Unit Owner has an exclusive right to use, provided that such enclosure and the materials therefor are approved in advance and in writing by the Trustees, which approval shall not be unreasonably withheld. Upon installation, any such screen or glass enclosure shall become part of the Limited Common Areas and Facilities of the Condominium.

Section 5.5.3 - Arbitration of Disputed Trustee Action. Notwithstanding anything in Sections 5.5.1 and 5.5.2, in the event that any Unit Owner(s), by written notice to the Trustees, shall dissent from any determination of the Trustees with respect to the value of the Condominium or any other determination or action of the Trustees under this Section 5.5, and such dispute shall not be resolved within thirty (30) days after such notice, then either the Trustees or the dissenting Unit Owner(s) shall submit the matter to arbitration. For that purpose, one arbitrator shall be designated by the Trustees, one by the dissenting Owner(s), and a third party by the two arbitrators so designated. Such arbitration shall be conducted within Worcester County in accordance with the rules and procedures of the American Arbitration Association and shall be binding upon all parties.

The arbitrator's' decision that work constitutes a repair, rebuilding, or restoration other than an improvement shall be conclusive. The Trustees shall in no event be obliged to proceed with any repairs, rebuilding, or restoration or any improvement, unless and until they have received funds in an amount equal to the Trustees' estimate of all costs thereof. {Client Files 7 ., \O

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Section 5.6 - Administrative Rules and Regulations. The Trustees may from time to time adopt, amend, and rescind administrative rules and regulations governing the operation and use of the Common Areas and Facilities, and such restrictions on and requirements respecting the use and maintenance of the Units and the use of the Common Areas and Facilities as are consistent with the Master Deed and are designed to prevent unreasonable interference with the use by the Unit Owners of their Units and of the Common Areas and Facilities. The Trustees do hereby adopt the initial Rules and Regulations annexed to this Declaration of Trust. The Trustees may enforce the Rules and Regulations by imposition of fines previously established or in any other manner permitted by law, including, without limitation, by court action for injunctive relief and damages.

Section 5.7 - Managing Agent. The Trustees may, at their discretion, appoint a manager or managing agent to administer the management and operation of the Condominium, including the incurring of expenses, and making of disbursements and the keeping of accounts, as the Trustees shall from time to time determine. The Trustees or such manager or managing agent may appoint, employ, and remove such additional agents, attorneys, accountants, or employees as the Trustees shall determine. However, notwithstanding the appointment of such a manager, the Trustees shall retain ultimate control over the administration, management, and operation of the Condominium, and they may not delegate to such manager those powers and duties specified under Section 5.1 hereof not to be delegable. Any agreement for professional management of the Condominium shall be terminable without cause and without incurring payment of a termination fee on ninety (90) days (or less) written notice. The term of any such management agreement shall not exceed three (3) years.

Section 5.8 - Insurance.

Section 5.8.1 - Basic Insurance. The Trustees shall obtain and maintain, to the extent available at reasonable cost, master policies of insurance of the following kinds, insuring the interests of the Trust, the Trustees, and all Unit owners and their mortgagees, as their interests may appear: (a) Casualty or physical damage insurance on the buildings and all other insurable improvements forming part of the Condominium (including all of the Units but not including furniture, furnishings, and other personal property of the Unit Owners therein), now existing or as they may from time to time be increased by amendment to the Master Deed, together with the service machinery, apparatus, equipment, and installations located in the Condominium and existing for the provision of central services or for common use, in an amount not less than one-hundred percent (100%) of their full replacement value (exclusive of foundations) as determined by the Trustees in their judgment against (1) loss or damage by fire and other hazards covered by the standard extended coverage endorsement, together with coverage for the payment of common expenses with respect to damaged Units during the period of reconstruction, and (2) such other hazards and risks as the Trustees from time to time in their discretion shall determine to be appropriate, including, but not limited to, vandalism, malicious mischief, windstorm and water damage, boiler and machinery explosion or damage, and plate glass damage. All policies of casualty or physical damage insurance shall provide (to the extent such clauses are so obtainable) (i) that such policies may not be canceled, terminated for nonpayment of premiums or substantially modified without at least thirty (30) days' prior written notice to all of the insureds, including each Unit Mortgagee. Certificates of such insurance and all renewals thereof, together with proof {Client File:512715810001100189771 DOC)

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of payment of premiums, shall be delivered by the Trustees to Unit Owners and their mortgagees upon request. (b) Comprehensive public liability insurance in such amounts and forms as shall be determined by the Trustees covering the Trust, the Trustees, the Unit Owners, and any manager or managing agent of the Condominium, with limits of not less than a single limit of One Million Dollars ($1,000,000.00) for claims for bodily injury or property damage arising out of one occurrence. (c) Workmen's compensation and employer's liability insurance covering any employees of the Trust. (d)

(e)

(f)

If any portion of the Condominium is located within a designated flood hazard area, flood insurance in an amount not less than (1) the maximum coverage available under the National Flood Insurance Program (NFIP) for all Buildings and other insurable property within any portion of the Condominium so located; or (2) 100% of current "replacement cost" of all such Buildings and other insurable property.

A fidelity bond or bonds insuring against the dishonest acts of any Trustee, manager, or agent or employee of the Trust who may be responsible for handling the funds of the Trust. Such bond or bonds shall name the Trust as the insured and shall be in an amount at least equal to the greater of one and one-half (1 1/2 ) times the common expense budget of the Condominium, including that portion of the budget allocable to reserve accounts or three (3) month's aggregate assessments on all Units.. Such bonds shall contain waivers of all defenses based upon the exclusion of persons serving without compensation from the definition of "employees" or similar terms or expressions. Except that the initial board shall not be required to purchase fidelity bonds, though it may do so in its discretion.

Such other insurance as the Trustees may from time to time determine. The Trustees shall also secure such additional insurance, or modify existing coverage, if necessary, to comply with the requirements of Federal Home Loan Mortgage Corporation (FHLMC) or Federal National Mortgage Association (FNMA) so that mortgages covering Units will be eligible for sale to FFILMC and FNMA.

Section 5.8.2 - Payment to Trustees in Case of Loss. Such master policies shall provide that all casualty loss proceeds there under shall be paid to the Trustees as insurance trustees under these By-Laws. The duty of the Trustees as such insurance trustees shall be to receive such proceeds as are paid and to hold, use, and disburse the same for the purposes stated in this Section and Section 5.5. If repair or restoration of the damaged portions of the Condominium is to be made, all insurance loss proceeds shall be held in shares for the Trust and the owners of damaged Units in proportion to the respective costs of repair or restoration of the Common Areas and Facilities and damaged Units, with each share to be disbursed to defray the respective cost of repair or restoration of the damaged Common Areas and Facilities and damaged Units, and with any excess of any such share of proceeds above such costs of repair or restoration to be paid to the Trust or Unit Owners for whom held upon completion of repair or restoration to the satisfaction of the Trustees; but if, pursuant to Section 5.5, restoration or repair is not to be made, all insurance loss proceeds shall be held as common funds of the Trust and applied for the benefit of Unit Owners in proportion to their beneficial interests in the Trust if the Condominium is totally destroyed, and, in the event of a (Client Files\27 1581000 I \00189771 DOC)

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partial destruction, after payment for such restoration of the Common Areas and Facilities as the Trustees may determine to those Unit Owners who have suffered damage in proportion to the damage suffered by them. Such application for the benefit of Unit Owners shall include payment directly to a Unit Owner's mortgagee if the mortgage with respect to such Unit so requires.

Section 5.8.3 - Other Provisions. In addition to the coverage and provisions set forth in Section 5.8.1, the Trustees shall, in their discretion, see that all policies of physical damage insurance (a) shall contain waivers of subrogation by the insurer as to claims against the Condominium, the Trustees, their employees, Unit Owners, and members of the family of any Unit Owner who reside with said Unit Owner, except in cases of arson and fraud; (b) shall contain a waiver of defense of invalidity on account of the conduct of any of the Unit Owners over which the Trustees have "no control"; (c) shall provide that in no event shall the insurance under said policies be brought into contribution with insurance purchased individually by Unit Owners or their mortgagees; and (d) shall exclude policies obtained by individual Unit Owners from consideration under any "no other insurance" clause. The Trustees may include a deductible provision, up to Five Thousand Dollars ($5,000), in their own discretion and in such greater amounts as the owners of all Units may authorize in writing, in any of such insurance policies. The Trustees shall deal with the insurer or insurance agent in connection with the adjusting of all claims covered by insurance policies provided for under Section 5.8 above and shall review with insurer or insurance agent at least annually, the coverage under said policies, said review to include an insurance appraisal of improvements within the Condominium, if any, and shall make any necessary changes in the policies provided for above in order to meet the coverage requirements thereof.

Section 5.8.4 - Owner's Insurance and Responsibility for Increase in Premiums of Master Policy. Each Unit Owner may obtain additional insurance for his or her benefit at his or her own expense. No such policy shall be written so as to decrease the coverage under any of the policies obtained by the Trustees pursuant to Section 5.8.1 above, and each Unit Owner hereby assigns to the Trustees the proceeds of any such policy to the extent that any such policy does in fact result in a decrease in such coverage, said proceeds to be applied pursuant to the terms of this Section 5.8 as if produced by such coverage. Copies of all such policies (except policies covering only personal property of individual Unit Owners) shall be filed with the Trustees. Notwithstanding anything in this Trust and By-Laws to the contrary, if a Unit Owner by virtue of any activities he conducts in his Unit causes and increase in the premiums for any insurance obtained by the Trustees, he shall pay the amount of all such increases to the Trustees on demand as an additional common expense attributable to his Unit.

Section 5.8.5 - Notice of Owner's Improvements. Each Unit Owner shall notify the Trustees of all improvements to his or her Unit (except personal property other than fixtures) which exceed a total value of One Thousand Dollars ($1,000) within twenty (20) days after the commencement of construction of such improvements and, upon receipt of such notice, the Trustees shall notify the insurer under any policy obtained pursuant to Section 5.8.1 hereof of any such improvements. The Trustees may create a special assessment applicable only to the Unit Owner which has improved their Unit for any increase in premium attributable to such improvements.

Section 5.8.6 - Insurance a Common Expense. The cost of insurance purchased pursuant to Section 5.8 shall be a common expense assessable and payable as provided in Section 5.4. {Client Filesl27158\0001100189771 DOC)

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Section 5.9 - Meetings.

Section 5.9.1 - Meetings of Trustees. The Trustees shall meet annually on the date of the annual meeting of the Unit Owners and at such meeting may elect a Chairman, Treasurer, Secretary, and any other officers they deem expedient. Other meetings may be called by any Trustee (if there be no more than two then in office) or by any two Trustees and in such other manner as the Trustees may establish; provided, however, that written notice of each meeting stating the place, day, and hour thereof shall be given at least two (2) days before such meeting to each Trustee.

Section 5.9.2 - Meetings of Unit Owners. There shall be an annual meeting of the Unit Owners on the second Wednesday in May each year at 7:00 p.m. at such reasonable place as may be designated by the Trustees by written notice given by the Trustees to the Unit Owners at least seven (7) days prior to the date so designated. Special meetings (including a meeting in lieu of a passed annual meeting) of the Unit Owners may be called at any time by the Trustees and shall be called by them upon the written request of Unit Owners entitled to more than thirty-three percent (33%) of the beneficial interest of the Trust. Written notice of any special meeting, designating the place, day, and hour thereof, shall be given by the Trustees to the Unit Owners at least seven (7) days prior to the date so designated.

At the annual meeting of the Unit Owners, the Trustees shall submit reports of the management and finances of the Condominium.

Section 5.9.3 - Notice of Certain Matters; Quorum; Majority Vote. Whenever at any meeting the Trustees propose to submit to the Unit Owners any matter with respect to which specific approval of, or action by, the Unit Owners is required by law or this Trust, the notice of such meeting shall so state and reasonably specify such matter. Unit Owners entitled to more than twenty-five percent (25%) of the beneficial interest of this Trust shall constitute a quorum at all meetings. Any action voted at a meeting shall require the vote of more than twenty-five percent (25%) of the beneficial interest in the Trust, except where the other provisions of this Trust or Chapter 183A require a larger percentage. The presence in person or by proxy of the holders of a majority of the beneficial interest of the Trust shall be necessary to constitute a quorum at all meetings of the Unit Owners for the transaction of business. Unless otherwise specifically provided herein or in M.G.L. Chapter 183A, as it may be amended, a majority vote of the beneficial interest held by Unit Owners present in person or represented by proxy at a meeting of Unit Owners at which a quorum exists shall be deemed a binding vote of the Unit Owners of the Condominium. If, however, such quorum shall not be present or represented at any meeting of the Unit Owners, the Unit Owners present in person or represented by proxy shall have the power to adjourn the meeting from time to time, without notice, other than announcement at the meeting, until a quorum shall be present or represented. At any such adjourned meeting at which a quorum shall be present or represented, any business may be transacted at the meeting as originally notified.

Unit Owners entitled to vote at any meeting may vote by proxy only if the Unit Owner specifies in writing the identity proxy holder and the same is presented to the Trustees prior to the meeting.

Section 5.10- Notices to Unit Owners. Every notice to any Unit Owner required under the provisions of this Trust which may be deemed by the Trustees necessary or desirable in connection with the execution of the trust created hereby or which may be ordered in any judicial proceedings shall be deemed sufficient and binding if in the writing addressed to the owner of such Unit last (Client Files\2715810001100189771.DOC)

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appearing on the Trustees' records, postage prepaid, to such person at his address last appearing on the Trustees' records, if other than the Unit, or else mailed or delivered to the Unit, at least seven (7) days prior to the date fixed for the happening of the matter, thing, or event of which notice is given.

The Owner or Owners of such Unit shall have the responsibility of providing the Trustees with the correct names of the present Owners of the Unit and any address other than the Unit to which they desire notices to be mailed as to which matters the Trustees shall have no duty of inquiring beyond their records. The Unit Owner of record with the Trustees thirty (30) days prior to the date fixed for the happening of the matter, thing, or event of which notice is given ("Record Date" shall be the owner entitled to notice as described hereunder.

Section 5.11 - Insnection of Books; Reports to Unit Owners. Books, accounts, and records of the Trustees shall be open to inspection to any one or more of the Trustees and the Unit Owner and First Mortgagee of any Unit at all reasonable times. The Trustees shall, as soon as reasonably possible after the close of each fiscal year, or more often if convenient to them, submit to the Unit Owners a report of the operations of the Trust for such year. If the Trustees so determine, or if any Unit Owner so requests in writing to the Trustees, the report shall include financial statements by a certified public accountant which may, but need not, be certified, as the Trustees shall determine, and shall be in such summary form and in only such detail as the Trustees shall deem proper. Any person who has been furnished with such report and shall have failed to object thereto by notice in writing to the Trustees given by registered mail within a period of sixty (60) days of the date of his or her receipt of the report shall be deemed to have assented thereto.

Section 5.12 - Checks, Notes, Drafts, and other Instruments. Checks, notes, drafts, payment vouchers, and other instruments for the payment of money drawn or endorsed in the names of the Trustees or of the Trust may be signed by any two Trustees (or by one Trustee if there is only one), or by any person or persons to whom such power may at any time or from time to time have been delegated by not less than a majority of the Trustees.

Section 5.13 - Fiscal Year. The fiscal year of the Trust shall be the year ending with the last day of December or such other date as may from time to time be determined by the Trustees.

ARTICLE 6 Rights and Obligations of Third Parties Dealing with the Trustees Section 6.1 - Reliance on Identity of Trustees. No purchaser, mortgagee, lender, or other person dealing with the Trustees as they then appear on record in the Registry of Deeds shall be bound to ascertain or inquire further as to the persons who are then Trustees under this Trust, or be affected by any notice, implied or actual, otherwise than by a certificate thereof, and such record or certificate shall be conclusive evidence of the personnel of the Trustees and of any changes therein.

The receipts of the Trustees, or any one or more of them, for monies or things paid or delivered to them or him shall be effectual discharges therefrom to the persons paying or delivering the same, and no person from whom the Trustees, or anyone or more of them, shall receive any money, property, or other credit shall be required to see to the application thereof. No purchaser, mortgagee, lender, or other person dealing with the Trustees or with any real or personal property which then is or formerly was Trust property shall be bound to ascertain or inquire as to the existence or occurrence of any event or purpose in or for which a sale, mortgage, pledge, or charge is herein authorized or directed, or otherwise as to the purpose or regularity of any of the acts of the (Chen t Files127158\0001\00189771 DOC)

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Trustees, and any instrument of appointment of a new Trustee or resignation or removal of an old Trustee purporting to be executed by the Trustees, Unit Owners, or other persons required by this Trust to execute the same, shall be conclusive in favor of any such purchaser or other person dealing with the Trustees of the matters therein recited relating to such discharge, resignation, removal, or appointment or the occasion thereof.

Section 6.2 - Personal Liability Excluded. No recourse shall at any time be had under or upon any note, bond, contract, order, instrument, certificate, undertaking, obligation, covenant, or agreement, whether oral or written, made, issued, or executed by the Trustees or by any agent or employee of the Trustees, or by reason of anything done or omitted to be done by or on behalf of them or any of them, against the Trustees individually, or against any such agent or employee, or against any beneficiary, either directly or indirectly, by legal or equitable proceedings, or by virtue of any suit or otherwise, and all persons extending credit to, contracting with, or having any claim against the Trustees shall look only to the Trust property for any debt, damage, judgment, or decree, or of any money that may otherwise become due or payable to them from the Trustees, so that neither the Trustees nor the beneficiaries, present or future, shall be personally liable thereof; provided, however, that nothing herein contained shall be deemed to limit or impair the liability of Unit Owners under provisions of Section 3.10 of this Trust or under provisions of Chapter 183A. Section 6.3 - All Obligations Subject to this Trust. Every note, bond, contract, order, instrument, certificate, undertaking, obligation, covenant, or agreement, whether oral or written, made, issued, or executed by the Trustees, or by any agent or employee of the Trustees, shall be deemed to have been entered into subject to the terms, conditions, provisions, and restrictions of this Trust, whether or not express reference shall have been made to this instrument.

Section 6.4 - Further Matters of Reliance. This Declaration of Trust, and any amendments to this Trust, and any certificate required by the terms of this Trust to be recorded, and any other certificate or paper signed by the Trustees or any of them which it may be deemed desirable to record shall be recorded with the Registry of Deeds, and such record shall be deemed conclusive evidence of the contents and effectiveness thereof according to the tenor thereof; and all persons dealing in any manner whatsoever with the Trustees, the Trust property, or any beneficiary thereunder shall be held to have notice of any alteration or amendment of this Declaration of Trust, or change of Trustee or Trustees, when the same shall be recorded with said Registry of Deeds.

Any certificate signed by two Trustees in office at the time (or by one Trustee if there is only one at the time), setting forth as facts any matters affecting the Trust, including statements as to who the beneficiaries are, as to what action has been taken by the beneficiaries, and as to matters determining the authority of the Trustees, or any one of them to do any act, when duly acknowledged and recorded with the Registry of Deeds shall be conclusive evidence as to the existence of such alleged facts in favor of all third persons, including the Trustees, acting in reliance thereon. Any certificate executed by any Trustee hereunder, or by a majority of the Trustees hereunder, setting forth the existence of any facts, the existence of which is necessary to authorize the execution of any instrument or the taking of any action by such Trustee or majority, as the case may be, shall, as to all persons acting in good faith in reliance thereon be conclusive evidence of the truth of the statements made in such certificate, the existence of the facts therein set forth, and the existence of the authority of any two (2) or more Trustees or any one of the original trustee(s) to execute and deliver the designated instrument on behalf of the Trust.

Section 6.5 - Common Expenses in Event of Unit Mortgage Foreclosure, Any First (Client Files12715810001100189771 DOC)

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Mortgagee, in the event of foreclosure of its mortgage, shall take such Unit free of any claims for unpaid common expenses or assessments against such Unit to the extent provided by law.

Section 6.6 - Common Expense Certificates. Notwithstanding any other provision of this Article 6, any certificate setting forth the amount of unpaid common expenses assessed against any Unit Owner as provided by subsection (d) of Section 6 of Chapter 183A shall be conclusive evidence of the facts stated therein if signed by any two Trustees then in office (or by one if there is only one in office).

ARTICLE 7 Amendments and Termination Section 7.1 - Amendments. The Trustees, with the consent in writing of Unit Owners entitled to not less than seventy-five percent (75%) of the beneficial interest in this Trust, may at any time and from time to time amend, alter, add to, or change this Declaration of Trust in any manner or to any extent, the Trustees first, however, being duly indemnified to their reasonable satisfaction against outstanding obligations and liabilities; provided always, however, that no such amendment, alteration, addition, or change shall be valid or effective if: (a) the percentage of the beneficial interest hereunder of any Unit Owner would be altered to or in any manner or to any extent whatsoever modified or affected so as to be different from the percentage of the individual interest of such Unit Owner in the Common Areas and Facilities as set forth in the Master Deed, and any amendment thereto, or (b) which would render this Trust contrary to or inconsistent with any requirements or provisions of Chapter 183A, shall be valid or effective, (c) it would, in any manner, disqualify mortgages of Units in the Condominium for sale to Federal Home Loan Mortgage Corporation (FHLMC) or Federal National Mortgage Association (FNMA). All provisions of this Trust shall be construed so as to qualify any such mortgages for sale to FHLMC and FNMA; or (d) made without the consent of the Declarant prior to the expiration of one (1) year from the recording of the last phase of the Condominium; or Any amendment, alteration, addition, or change pursuant to the foregoing provisions of this paragraph shall become effective upon the recording with the Worcester County (Worcester District) Registry of Deeds of an instrument of amendment, alteration, addition, or change, as the case may be, signed, sealed, and acknowledged, in the manner required in Massachusetts for the acknowledgment of deeds by a majority of Trustees, if there be at least two of them in office (or one Trustee if there is only one in office), setting forth in full the amendment, alteration, addition, or change, and reciting the consent of the Unit Owners required by this Trust to consent thereto. Such instrument, so executed and recorded, shall be conclusive evidence of the existence of all facts and of compliance with all prerequisites to the validity of such amendment, alteration, addition, or change, whether stated in such instrument or not, upon all questions as to title or affecting the rights of third persons and for all other purposes. Nothing in this paragraph shall be construed as making it obligatory upon the Trustees to amend, alter, add to, or change the Declaration of Trust upon obtaining the necessary consent as hereinbefore provided.

Section 7.2 - Termination. The Trust hereby created shall terminate only upon the removal of the Condominium from the provisions of Chapter 183A in accordance with the procedure therefor set forth in Section 19 thereof.

Section 7.3 - Disposition of Trust Property Upon Termination. Upon the termination of this Trust, the Trustees may, subject to and in accordance with any provisions of Chapter 183A, sell and 1C1ient File5 ■2715810001100189771 DOC)

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convert into money the whole of the Trust property, or any part thereof, and, after paying or retiring all known liabilities and obligations of the Trustees and providing for indemnity against any other outstanding liabilities and obligations, shall divide the proceeds thereof among, and distribute at valuations made by them which shall be conclusive, all other property then held by them in trust hereunder, to the Unit Owners as tenants in common according to their respective beneficial interests stated in this Trust. In making any sale under this Section, the Trustees shall have power to sell by public auction or private sale or contract and to buy in or rescind or vary any contract of sale and to resell without being answerable for the loss and, for said purposes, to do all things, including the execution and delivery of instruments, as may by their performance thereof be shown to be in their judgment necessary or desirable in connection therewith. The powers of sale and all other powers herein given to the Trustees shall continue as to all property at any time remaining in their hands or ownership, even though all times herein fixed for distributions of Trust property may have passed.

Section 7.4 - Consent of Mortgagees. Notwithstanding the foregoing provisions of this Article 7, unless at least seventy-five percent (75%) of the First Mortgagees (based on one vote for each mortgage owned) of Units have given their prior written approval, neither the Trustees nor the Unit Owners shall (a) by act or omission seek to abandon or terminate the Condominium regime; (b) change the percentage interest of any Unit for (1) purposes of levying assessments or allocating distributions of hazard insurance proceeds or condemnation awards, or for (2) determining the percentage interest of ownership of each Unit in appurtenant real estate and any improvements thereto which are owned by the Unit Owners in the Condominium in undivided interests ("Common Areas and Facilities"); (c) partition or subdivide any Unit: (d) by act or omission seek to abandon, partition, subdivide, encumber, sell, or transfer the Common Areas and Facilities (but the granting of easements for public utilities or for other public purposes consistent with the intended use of the Common Areas and Facilities shall not be deemed a transfer within the meaning of this clause); (e) use hazard insurance proceeds for losses to any Condominium property (whether to Units or to Common Areas and Facilities) for other than the repair, replacement, or reconstruction of such improvements, except as provided by statute in the case of substantial loss to the Units and/or Common Areas and Facilities of the Condominium.

ARTICLE 8 Construction and Interpretation In the construction hereof, whether or not so expressed, words used in the singular or in the plural respectively include both plural and singular, words denoting males include females and words denoting persons include individuals, firms, associations. companies (joint stock or otherwise), trusts, and corporations unless a contrary intention is reasonably required by the subject matter or context. The title headings of different parts hereof are inserted only for convenience for reference and are not to be taken to be any part hereof or to control or affect the meaning, construction, interpretation, or effect hereof. All the trusts, powers, and provisions herein contained shall take effect and be construed according to the laws of the Commonwealth of Massachusetts.

Unless the context otherwise indicates, words defined in Chapter 183A shall have the same meaning here, As all provisions of the Master Deed and this Trust are to be construed so that a mortgage covering Units shall qualify for sale to Federal Home Loan Mortgage Corporation (FHLMC) and to Federal National Mortgage Association (FNMA). In the event that any action to be taken hereunder requires an assent or vote of a specified percentage of Unit Owners and/or their mortgagees, if the (Client Files127158\000l W0189771 DOC)

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requirements of FHLMC and FNMA shall differ, the higher percentage shall be required.

IN WITNESS WHEREOF, Matthew Olson has set their respective hands and seals on the day and year first hereinabove set forth.

COMMONWEALTH OF MASSACHUSETTS Worcester, ss. , 2007, before me, the undersigned notary day of On this I i S , proved to me through public, personally appeared ktc, , to be the kt) satisfactory evidence of identification, which wasi)avs. person(s) whose names are signed on the preceding or attached document, and acknowledged to me that they signed it voluntarily for its stated purpose as trustee of the Madison Greens II Condominium Trust.

Notary Public My Commission Expires:

Thomas A. G' Commonw My Commission Ex

{Client Files\27158 \000 I 100189771DOC)

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MADISON GREENS II CONDOMINIUM RULES AND REGULATIONS 1. No part of the Condominium shall be used for any purposes except those set forth in the Master Deed of even date and recorded herewith, as it may be amended of record.

2. There shall be no obstruction of the Common Areas and Facilities nor shall anything be stored in the Common Areas and Facilities without the prior consent of the Trustees of the Trust (hereinafter collectively the "Trustees"), except as expressly provided herein or in the Trust. Each Unit Owner shall be obligated to maintain and keep in good order and repair his own Unit and any area or facility, the exclusive use of which is provided to said Unit, in accordance with the provisions of the Trust and Master Deed.

3. Nothing shall be done or kept in any Unit or in the Common Areas and Facilities which will increase the rate of insurance of the buildings of the Condominium (the "Buildings"), or contents thereof, applicable for those uses permissible under the provisions of the Trust and Master Deed, without the prior written consent of the Trustees. No Unit Owner shall permit anything to be done, or kept in his Unit, or in the Common Areas and Facilities which will result in the cancellation of insurance on the buildings or the contents thereof, or which would be in violation of any law. No waste shall be committed in the Common Areas and Facilities.

4. No Unit Owner shall cause or permit anything to be hung or displayed on the outside of windows or placed on the outside walls or doors of the Buildings or Units, and no sign, with the exception of those signs expressly permitted under the Trust, awning, canopy, shutter, satellite dishes, or radio or television antenna (except for the master antenna or satellite system, if any) shall be affixed to or placed upon the exterior walls or doors, roof or any part thereof, or exposed on or at any window, without the prior written consent of the Trustees.

5. No animals, reptiles or pets of any kind shall be raised, bred, kept or permitted in any Unit or in the Common Areas and Facilities, except that: (a) A Unit Owner may keep in hisiher Unit domestic animal(s) as delineated in Section 10(g)(3) of the Master Deed (hereinafter, a "household pen, after securing written permission from the Trustees. (b) The Trustees may insist upon any Unit Owner not keeping a pet which the Trustees, in their sole judgment, determine interferes with the rights of other Unit Owners. (c) Household pets permitted pursuant to (a) above shall be subject to the following Rules and Regulations: (1) Such pets may not be kept, bred or maintained for any commercial purposes; (2) All household pets shall at all times wear identification tags as required by the Town of Shirley; (3) Except as permitted in clause (4) below, household pets shall not be permitted on any grass or garden plot, or in any other portion of the Common Areas and Facilities unless carried; (4) Owners of household pets shall be permitted to walk such pets on a leash only in areas specified by the Trustees, if any, for such purpose; {Client Fi1es127158\0001100189771DOC)

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(5) All wastes generated by such household pets in or on any portion of the Common Areas and Facilities or in any Unit shall be immediately removed and properly disposed of through the use of a "pooper-scooper" or other similar means by the Owner of such household pet; (6) Each Unit Owner keeping or allowing such a pet which violates any of said rules and regulations or causes any damage to or requires the clean-up of any Unit or the Common Areas and Facilities, is offensive, or causes or creates any nuisance or unreasonable disturbance or noise shall be: (i) assessed by the Trustees for the cost of the repair of such damage or cleaning or elimination of such nuisance, and/or (ii) required by the Trustees to permanently remove such pet from the Condominium upon three (3) days written notice from the Trustees.

(7) Upon the receipt of written notification of any Unit Owner as to the violation (the "Pet Violation Notification") of the provisions of this Section (collectively the "Household Pet Provisions"), or upon the Trustees' own initiative, the Trustees shall, with respect to the first such violation, send a letter to the offending Unit Owner which sets forth the specific nature of such violation, including, time, date and location, and the Trustee's authority to levy fines for violating the Household Pet Provisions (the "Household Pet Violation Letter").

Upon receipt of a second Household Pet Violation Notification with respect to any Unit Owner who has previously been sent a Household Pet Violation Letter by the Trustees, the Trustees shall impose a fine of $25.00 for each day (or part thereof) such violation continues, or, in their sole discretion, may arrange for repair and clean-up at the violating Unit Owner's expense. Unpaid repair and clean-up charges as well as unpaid fines levied pursuant to this paragraph shall constitute a lien on the Unit owned by the violator of the Household Pet Provisions pursuant to the provisions of Section 6 of Chapter 183A. 6. No Unit Owner shall engage in or permit any noxious or offensive activities, or make or permit any noises by himself, his family, servants, employees, agents, visitors, lessees, licensees, or household pets, nor do himself or permit anything to be done by such persons or pets, either willfully or negligently, which: (a) May be or become an annoyance or nuisance to the other Unit Owners or occupants, (b) Will interfere with the rights, comforts or conveniences of other Unit Owners, (c) May or does cause damage to any other Unit or to the Common Areas and Facilities, or (d) Results in the removal of any article or thing of value from any other Unit Owner's Unit or from the Common Areas and Facilities.

The Unit Owner making or permitting such nuisance, interference, damage or removal shall be responsible for the elimination of such nuisance or interference and for the costs of the repair of such damage or replacement of the item removed. The Trustees of the Condominium shall assess to such Unit Owner such costs.

Total volume of television sets, radios, stereos, musical instruments, and other noise- producing devices shall be turned down after 10:00 p.m. and shall at all times be kept at a sound level to avoid bothering neighbors.

7. All draperies, window treatments and window coverings in each Unit shall be lined with a white material or shall be white on the facing visible from the exterior so that, when closed or drawn, the appearance of the window from the exterior of the Unit shall be white.

(Clicnt Files1.2715810()01 \ 00189771 DOC;

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8. No clothes, sheets, blankets, laundry, rugs or any kind of other articles shall be hung out of the windows or sliding doors of, or on the deck or terrace adjacent to, any Unit or exposed on or in any part of the Common Areas and Facilities, and no clothes lines shall be erected or maintained on or over any part of the Common Areas and Facilities. The Common Areas and Facilities shall be kept free and clear of all rubbish, debris, and other unsightly materials.

9. Nothing shall be altered in, constructed in, or removed from the Common Areas and Facilities except with the prior written approval of the Trustees.

10. No part of the Common Areas and Facilities of the Condominium shall be decorated or furnished by any Unit Owner in any manner without the prior written approval of the Trustees.

11. All radio, television or other electrical equipment of any kind or nature installed or used in each Unit shall fully comply with all rules, regulations, requirements, or recommendations of the Board of Fire Underwriters and the public authorities having jurisdiction, and the Unit Owner alone shall be liable for any damage or injury caused by any radio, television, or other electrical equipment in such Unit.

12. No exterior lighting equipment, fixtures, or facilities, shall be attached to or utilized for any Unit without the prior written approval of the Trustees.

13. Any maintenance, repair or replacement of Common Areas and Facilities which is the responsibility of Unit Owners pursuant to the Master Deed or the Declaration of Trust shall be done only by contractors or workers approved in writing by the Trustees prior to the start of any such work.

14. No Unit Owner or occupant or any of his agents, servants, employees, licensees, lessees, or visitors shall at any time bring into or keep in his Unit any flammable, combustible, or explosive fluid, material, chemical, or substance, except such lighting and cleaning fluids as are customary for residential use.

15. If any key or keys are entrusted by a Unit Owner or occupant or by any member of this family, or by his agent, servant, employee, licensee, lessee, or visitor, to a Trustee, agent or employee of the Trustees, whether for such Unit or an automobile, trunk, or other item of personal property, the acceptance of the key shall be at the sole risk of such Unit Owner or occupant, and such Trustee, agent, employee and the Trustees shall not be liable for injury, loss or damage resulting therefrom or connected therewith.

16. The Trustees, or their designated agent, may retain a pass key to each Unit. No Unit Owner shall alter any lock or install a new lock or a knocker on any door of a Unit without the written consent of the Trustees. In case such consent is given, the Unit Owner shall provide the Trustees, or their designated agent, with an additional key pursuant to its right of access to the Unit.

17. All personal property of the Unit Owners in the Unit, or the Common Areas and Facilities, the exclusive use of which is provided to the Unit, and elsewhere, shall be kept therein at the sole risk Client Files \27158 0001100189771,DOC)

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and responsibility of the respective Unit Owners, and neither the Trustees, or Trustee if there be only one, nor their respective successors or assigns, shall bear any responsibility therefore.

18. No boats, boat trailers, other trailers, mobile homes, or commercial vehicles shall be permitted to be parked or stored at the Condominium without the prior written consent of the Trustees, except that the Declarant and its agents may park such vehicles at the Condominium prior to the Turnover Event for the purposes of construction and servicing of the Condominium Units, Common Areas and Facilities. No vehicle which cannot operate on its own power shall be permitted on the Condominium property. Storage of any kind is not permitted in the Parking Areas or arty other Common Area. Each Unit Owner shall be responsible for any damage caused by his or her vehicle, and shall pay for the costs of any clean-up or repairs relating to any such vehicle.

19. Each Unit Owner assumes responsibility for his own safety, actions, and conduct, and that of his family, guests, agents, servants, employees, licensees, lessees and household pets.

20. All personal property of the Unit Owners, or any other occupant of a Unit, in the Units, storage areas, if any, designated by the Trustees, parking spaces, and elsewhere in the Condominium, shall be kept therein at the sole risk and responsibility of the respective Unit Owner or occupant, and the Trustees shall not bear any responsibility therefor.

21. Upon the receipt of written notification of any Unit Owner as to the violation of any of these Rules and Regulations, or upon the Trustees' own initiative, the Trustees shall with respect to the first such violation, send a letter to the offending Unit Owner which sets forth the text of the Rule or Regulation having been violated, together with a description of the date, time, place and nature of such violation, and the Trustees authority to levy fines for violating the provisions of the By-Laws.

Upon receipt of a second violation notification with respect to any Unit Owner who has previously been sent a violation letter by the Trustees, the Trustees shall impose a fine of $50.00 for each day (or part thereof) such violation continues, or the Trustees, in their sole discretion, may arrange to remedy the violation at the violating Unit Owner's expense. All such fines, including those levied under Section 5 hereunder, shall be cumulative. Remedial charges as well as unpaid fines levied pursuant to this paragraph shall constitute a lien on the Unit owned by the violator pursuant to the provisions of Massachusetts General Laws, Chapter 183A, Section 6, and shall bear interest at the rate of one and one-half (1 1/2) percent per month.

22. Unit Owners may not rent any Unit for transient purposes nor may they display "For Sale" signs in windows of their Unit nor may the Owners of Units place displays or advertising in windows or on decks or terraces of such units.

23. Unit Owners may plant annuals/perennials and shrubbery with the prior written consent of the Trustees in certain areas, if so designated by the Trustees.

24. No part of Common Areas or Facilities shall be used for the operation of motorized recreational vehicles (for example, without limitation, snowmobiles, all terrain vehicles, or motorized scooters).

{Client FilesQ7158\0001\00189771,DOC)

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25. Recreational facilities such as the paddleboat, BBQ grills in recreation space and golf green(s) shall be reserved by the Unit Owner with the Trustees or the designated facility manager so that there are not scheduling conflicts. Use of such items shall be at the user's own risk.

26. Any consent, permission or approval given by the Trustees under these Rules and Regulations may be added to, amended, or repealed at any time by the Trustees in accordance with the provisions of the Declaration of Trust, if applicable, and otherwise in their absolute discretion.

27. Each Unit with an attached garage shall have appurtenant thereto an exclusive right and easement to use of the driveway leading to such garage, all pursuant to and subject to the terms and conditions of the Master Deed, Condominium Trust, and these Rules and Regulations.

28. These Rules and Regulations may be amended from time to time as provided in the Trust.

(Client Filcs \27 I 58k0001100189771 D()C J

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