Rules and Regulations

Important Property Policies

Welcome to Sea-Vu West MHC Holdings, LLC d/b/a Sea-Vu West, a seasonal resort and park model community located in Wells, Maine. We are dedicated to providing a safe, attractive, and enjoyable environment for all residents and their guests.

A seasonal rental gives your family the use of a site from May 1 to October 30.

These Rules and Regulations have been established to protect the health, safety, appearance, and peaceful enjoyment of our community. Every resident is expected to read, understand, and comply with these rules. Residents are also responsible for ensuring that their family members and guests follow these regulations.

Sea-Vu West reserves the right to amend these Rules and Regulations as necessary to protect the community and its residents.

Payments:

All resident billing is handled electronically through the Resident Portal. Your Resident Manager will provide the information needed to create and access your account.

Seasonal fees may be paid in five (5) monthly installments, due on the 1st of each month from January 1 through May 1.
A grace period is provided through the 4th of each month.
A $50 late fee will be assessed on the 5th of each month for any payment not received by the end of the grace period.
Residents with an outstanding balance may not occupy or use their site, and utilities may be suspended until the account is paid in full.
If the seasonal fee is not paid in full by May 1, a $150 utility reconnection fee will be charged if utilities are disconnected due to non-payment.
A $500 nonrefundable deposit is required from all returning travel trailer residents by the close of the current season. The deposit will be applied toward the following year’s seasonal fee.
Residents not returning for the following season must notify the office by October 30 and completely clear their site by November 30. Any trailer, deck, personal property, or site materials remaining after November 30 will result in forfeiture of the $500 deposit.

NOTE: All outstanding balances must be paid in full before registration for the upcoming season will be processed.

No refunds will be issued for early departures.

Office:

The office and store is located at: Sea-Vu West, 23 College Drive. The office and store is open daily during the season from 9:00 am – 5:00 pm. Please call the office with any questions or concerns during business hours: 207-646-4032

Security Cards:

Each seasonal site will be assigned two security cards. Do not lend your cards to others. For added safety, all guests and visitors must check in at the office upon arrival.

Family and Visitors:

The seasonal rate covers use by you and your immediate family, meaning your parents and children. Extended family, nonfamily members, cousins, coworkers, in-laws and all others are guests and may visit only while you are present.
Each resident is responsible for their family and guests.
Children under 18 may not be left unattended at the site overnight.
When extended family and guests visit your site, please be respectful of your neighbors.
Extended overnight stays by large groups are not permitted.
Subletting, renting or sharing your seasonal site with another party is prohibited and may result in removal from the park.

Vehicles:

Seasonal residents are allowed two vehicles on their site. Guest parking is permitted only in designated areas.
Motorcycles are allowed when entering or exiting the grounds. Do not drive motorcycles around the resort.
Dirt bikes, ATVs, electric scooters, golf carts and other motorized transports may not be operated on resort grounds.
Storage of large vehicles, including boats, motorhomes and trailers, is not permitted on your site or elsewhere on resort grounds. The office can help identify a local resource if needed.
The resort speed limit is 5 mph.
Washing vehicles is not permitted. Trailers may be pressure washed at the beginning and end of the season.

Pets:

Sea-Vu West allows well-behaved pets because we recognize that pets are part of many families.
All pets must be kept on a leash at all times and under the owner’s control.
Owners are responsible for immediately cleaning up after their pets, including in wooded and common areas.
Pets may not be left unattended outdoors. Pets left unattended indoors must not create excessive noise or become a nuisance.
Pets that bark excessively, act aggressively, or disturb other residents may be required to be removed from the community.
Dogs that have been declared dangerous by a court or governmental authority are not permitted.
Management reserves the right to require the removal of any pet that poses a threat to the health, safety, or peaceful enjoyment of the community.
Guest pets are not permitted.

Social Gatherings:

Please be considerate of your neighbors when hosting a social event. All teenagers and children must be on their sites by 10:00 p.m.
Campfires must be attended at all times and kept under control. Completely extinguish fires by 11:00 p.m. or when retiring for the night.
Children may not cut through campsites and must use roads and walkways.
For safety and as a courtesy to neighbors, children should play in the playground field rather than in campground roadways.
Please respect your neighbors and the park.

Useful Tips:

When leaving your trailer after the weekend, it is advisable to turn off the hot water heater, furnace, air conditioner, gas tanks and water line, and to empty your rubbish.
If you have an awning, maintain a proper pitch, keep the fabric taut and anchor it securely to help prevent damage during bad weather while you are away.
When in doubt, please ask.

Common Areas & Trees:

The amenities at Sea-Vu West make it a wonderful place to spend the season. We count on all residents and guests to help keep these areas beautiful.

Do not disfigure trees by cutting or nailing into them.
Do not cut live or dead trees, branches or bushes. Contact staff if you notice a problem with a tree.
Building, landscaping and planting are not permitted in common areas. This includes boundary areas between adjoining sites and areas along the perimeter property line.
Unrestricted access to common areas is essential when utility or maintenance work is required. If you are unsure where your site ends and common property begins, please ask.
Clotheslines are not permitted in the resort.

Laundry and Restrooms:

Restrooms will be closed daily for cleaning. Do not enter while a restroom is closed.
Coin-operated washers and dryers are available 24 hours a day.
Please monitor your laundry so others are not kept waiting.
Sneakers, sleeping bags and comforters may not be placed in the machines.

Pool and Spa:

Hours are posted. There are no lifeguards on duty.
Children under 12 must be accompanied by an adult.
Children under five are not permitted in the spa.
A children’s play pool is provided for younger residents. The hot tub may not be used as a play area.
All toddlers must wear a swim diaper.

Grand Lodge and Mail:

The recreation room is available for everyone’s use. Contact the office to schedule the space for a special event.
Sea-Vu West does not provide incoming mail delivery. Residents may obtain a post office box. An outgoing mailbox is available at the office.

Utilities:

Water: Please use water responsibly. Lawn watering is limited to early morning or evening hours no more than twice per week. Contact the office for the current schedule.
Cable TV: Basic cable television is included. Extended channels, broadband internet and other options may be available through the service provider. Contact the office for information.
Electric: Electric usage is metered at each site. The office will read meters and bill residents twice per season. Locking a utility box is prohibited.
Propane: Propane tanks are provided and filled by a contracted vendor. The office will bill residents based on usage.

Rubbish:

Dumpsters are provided for household trash and limited yard waste. Place trash bags inside the dumpsters by opening the lids.
A separate receptacle is provided for cardboard and paper. Break down large boxes to conserve space.
Propane tanks and other hazardous materials are never permitted in dumpsters and pose a serious safety risk.
Bulk items, including but not limited to mattresses, bicycles, couches, furniture and gas grills, may not be placed inside the dumpsters or left anywhere in the dumpster areas.
Please contact the office for information about bulk-item transfer-station services offered by park staff. Payment for bulk-item disposal services may be made through the office.

Your Seasonal Site:

The maintenance, appearance and upkeep of your site are your responsibility.
All site work must receive written approval from management before work begins. This includes landscaping, planting, grading, storage boxes, storage sheds, utility work and all other alterations or improvements.
Additional patios, walkways, stone areas, pavers, concrete pads or other hardscaping are not permitted.
Existing patios or hardscaped areas may not be altered, enlarged, replaced or removed without prior written approval from management.
There is a five-foot setback from the edge of the roadway for emergency vehicle access. This area must remain grass only. Plantings, decorations, structures and hardscaping are prohibited within the setback.
Shrubs, trees, flowering bushes and flowers require prior written approval and must be located outside all setback areas.
Walls, fences, hedges and other elements may not be used to identify or define site boundaries.
Fire pits are allowed only when there is a 12-foot-diameter clear area around them. Trees, branches, trailers and vehicles may not be located within that area. Management must approve placement.
Out-of-state firewood is prohibited. Firewood may be purchased from the office or other local vendors.

Storage Boxes and Storage Sheds:

Each site is permitted one storage box with a maximum width of six feet, depth of three feet and height of six feet five inches.
The storage box must be located directly behind and against the unit. It may not be placed elsewhere on the site or in common areas between sites.
Storage sheds require prior written approval from management and a permit from the Town of Wells. Residents are responsible for obtaining all required permits before a shed is delivered, installed or constructed.

Tents, Gazebos, Decks and Rooms:

Additional tents, gazebos and decks are not permitted. The deck and Silver Top room packaged with the trailer constitute the maximum allowable coverage under town requirements. No exceptions.
Existing decks and rooms may not be enlarged, replaced, altered or repaired without prior written approval from management and any required Town of Wells permits.
Existing decks and rooms may not be altered to create an additional patio, deck or hardscaped area.

Perimeter Sites, Common Areas and Utility Corridors:

All perimeter sites are subject to additional setback restrictions. Common areas, wooded buffers, perimeter setbacks and utility corridors must remain clear to protect property boundaries and provide access for utilities, maintenance and emergency services. The following are prohibited within these setback and access areas:

Storage sheds or storage boxes.
Patios, pavers, stone areas, concrete pads, walkways or other hardscaping.
Decks, structures or other site improvements.
Personal belongings, outdoor furniture, equipment or stored items.
Large plantings or landscaping that has not received prior written approval. Flowers and small plants may be permitted only with management approval.

If you are on a perimeter site or are unsure where a setback, common area or utility corridor begins, contact your Resident Manager before placing items or beginning any work.

Clean and Green Inspection Policy:

Sea-Vu West takes great pride in maintaining a clean, green and safe community. Sites will be inspected monthly to ensure they meet community standards. Inspections may include, but are not limited to, the following:

Removal of weeds and trimming of lawns.
Removal of trash, debris and unnecessary items from around the home and site.
Installation or repair of skirting.
Cleaning or repair of the exterior of the home.
Repair or replacement of cracked windows, damaged screens or damaged blinds.
Compliance with all community rules and regulations.
Maintenance of landscaping, decks, rooms, storage boxes and other approved site improvements.

Residents will be notified by email of any items requiring attention. All listed items must be corrected within 15 days of the date the notice is issued.

If the required work is not completed within the allotted time, management may arrange for the site to be cleaned, mowed, landscaped, repaired or otherwise brought into compliance. All costs associated with this forced cleanup or landscaping will be charged to the resident’s account.

If you are unable to complete the requested work within 15 days, you must contact your Resident Manager before the deadline to discuss the situation and determine whether other arrangements can be made.

Travel Trailers and Motorhomes:

In addition to the rules above, travel-trailer and motorhome sites must comply with the following restrictions:

Earthwork, hardscaping and permanent structures are prohibited. This includes driveways, patios, large planters and walkways.
Residents may use their unit’s awning and a soft-sided screen room.
Wood decks, hard roofs, hard-sided screen rooms and skirting must be installed by an insured vendor and comply with town building codes and park restrictions. Management approval is required before work begins.
All units must be skirted.
Returning travel-trailer residents must notify the office and pay the required $500 nonrefundable deposit by October 30.

Off-Season Access:

Much of the work required to keep the resort operating properly is completed after the park closes. Late fall and early spring are essential for maintenance and repairs to utilities and facilities. Residents may not stay in their units while the park is closed.

The resort is closed for seasonal occupancy from October 30 at 5:00 p.m. until May 1 at 9:00 a.m. Water is shut off at noon on October 30. All residents, guests, contractors, and service providers must be out of the resort by 5:00 p.m. on October 30.

Residents may enter the resort during the off-season to check on or perform necessary work at their unit; however, residents may not stay overnight, sleep in, or otherwise occupy their units while the park is closed.

Winterizing:

All utilities will be terminated at the close of the season. Disconnect the water hose from the spigot and unplug from the electrical pedestal or turn off the circuit breaker. Winterizing is not included in the seasonal fee. Residents must winterize their unit or arrange for winterization.

Turn off the breaker for the hot water heater and the main breaker. Other breakers may remain on.
Turn off the water at the outside post.
Empty the refrigerator and freezer, leave the doors propped open and remove all food from cabinets.
Remove all liquids, including cleaners, soaps and shampoo. Liquids may freeze, and food may attract animals.

The resort is not responsible for units that are not properly winterized.

Returning for the Following Season:

Residents must notify the office no later than October 30 if they do not intend to return for the following season.

All returning residents with travel trailers must pay a $500 nonrefundable deposit by October 30. The deposit will be applied toward the following season’s seasonal fee.

Residents who are not returning must remove their trailer and completely clear the site by November 30. Required removal includes, but is not limited to:

The trailer or motorhome.
Decks and accessory structures.
Storage boxes and storage sheds.
Outdoor furniture and personal belongings.
Concrete blocks, supports and leveling materials.
Water hoses, sewer pipes, sewer connections and related parts.
Landscaping items or other materials management requires to be removed.
Trash, debris and yard waste.

The site must be left clean and free of personal property. Residents who remove property after November 30 will forfeit their $500 deposit. If a former resident fails to clear the site by November 30, management may arrange for remaining property to be removed, stored or disposed of. All associated labor, hauling, disposal, storage and site-restoration costs will be charged to the resident.

Selling Your Home:

The sale of a park model remaining on its site is a privilege granted by Management and is not a right. The sale of the home and the rental of the site are separate transactions.

Only park model homes approved by Management may be offered for sale on-site.
Before listing or advertising a home for sale, the resident must notify the office, complete the required sales forms, and obtain Management’s written approval.
A $5,000 administrative fee must be paid by the buyer or seller before the buyer occupies or takes possession of the home. All outstanding balances owed to Sea-Vu West must be paid in full before the sale will be approved.
All prospective buyers must apply for and receive Management approval before purchasing or occupying a home. Approval of a buyer is at the sole discretion of Management and is required before the sale may be completed.
Any home sold to remain within Sea-Vu West must meet the community’s current standards. Management may require repairs or improvements as a condition of approving the sale.
If a buyer is not approved or the home does not meet community standards, Management may require the home to be removed from the community at the owner’s expense.

Right of First Refusal:

If a resident accepts an offer to purchase a park model that is to be removed from Sea-Vu West, or intends to enter into an agreement to sell the home for removal, the resident must first provide Sea-Vu West with written notice of the proposed sale. The notice must include the name of the prospective purchaser, the purchase price, all terms and conditions of the sale, and a copy of the signed purchase offer.

Sea-Vu West shall have the right, but not the obligation, to purchase the home on the same price and terms offered by the prospective purchaser. Sea-Vu West may exercise this Right of First Refusal by providing written notice to the resident within five (5) business days after receiving the required notice.

If Sea-Vu West does not exercise its Right of First Refusal within that time, the resident may proceed with the sale on the same terms and conditions provided to Sea-Vu West. This Right of First Refusal does not apply to sales of homes that will remain within Sea-Vu West and are purchased by a buyer approved by Management.

Switching Sites or Leaving the Park:

Residents who leave the park or move to another site are responsible for completely cleaning and restoring their former site.

All trailers, decks, storage boxes, storage sheds, mowers, grills, blocks, sewer parts, personal belongings and other materials must be removed unless management provides written approval for an item to remain.

Any cleanup, removal, disposal or site restoration performed by the community will be charged to the resident.

Contact Information:

Sea-Vu West
23 College Drive
Wells, ME 04090

207-646-0785

seavuwest@kmcmh.com

Disclaimer:

This handbook provides the Rules and Regulations governing occupancy and use of seasonal sites at Sea-Vu West MHC Holdings, LLC. These Rules and Regulations may be amended by Management as necessary to preserve the health, safety, appearance, and orderly operation of the community.

Residents and their guests use all community facilities and amenities, including but not limited to the swimming pool, clubhouse, playground, grounds, landscaping, maintenance equipment, and other recreational facilities, at their own risk.

Each resident agrees to indemnify, defend, and hold harmless Sea-Vu West MHC Holdings, LLC, Kingsley Management Corporation, their owners, managers, employees, agents, and representatives from and against any claims, damages, losses, liabilities, costs, or expenses, including reasonable attorneys’ fees, arising out of the resident’s occupancy of the community or the acts or omissions of the resident, members of the resident’s household, guests, invitees, or contractors.

Sea-Vu West MHC Holdings, LLC is not responsible for loss or damage to any resident’s personal property resulting from fire, theft, weather, flooding, wind, falling trees, utility interruptions, accidents, vandalism, or any other cause.

Residents are strongly encouraged to maintain adequate insurance coverage for their trailer, personal property, and personal liability. Management reserves the right to enforce these Rules and Regulations and to terminate occupancy, without refund when permitted by the Lease Agreement and applicable law, for violations of community rules.

If any provision of these Rules and Regulations is determined to be invalid or unenforceable, the remaining provisions shall remain in full force and effect.

Thank you

Thank you for helping us make Sea-Vu West MHC Holdings, LLC a safe, attractive, and enjoyable seasonal community for everyone.

We appreciate your cooperation and wish you and your family a wonderful camping season!

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