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Belantrae Greens Belantrae Greens

Community Information
  • chevron_rightHow many extra parking spaces are in our community?
    Aside from everyone having either a one or two car garage, according to our Master Deed & By-Laws, we have an additional 84 parking spaces on our property.
  • chevron_rightWhat is the square footage of my unit?
    The square footage for our units:
    2 Bedroom/1 Car Garage=2,569 sq. ft.
    2 Bedroom/2 Car Garage=2,829 sq. ft.
    3 Bedroom/2 Car Garage=3,045 sq. ft.
    These approximate square footages do include the basement area, first and second floor living spaces and garages.  Outside private decks and patios are not included in the above figures.
    The above information was obtained from the Masterdeed and By laws.
Dates to Remember
  • chevron_rightWhat are the dates of the 2024 Open Meetings?
    FLORHAM PARK, N.J.  07932
     APRIL 11
    JULY 10
  • chevron_rightWhat day is household garbage collection?
    Household garbage collection is every Tuesday and Friday.  If there is any change in the schedule due to unforseen circumstances (holidays, weather conditions, etc.), you will be notified via email.  Please put your garbage bags in trash cans outside of your garage or courtyard door.  Please have it out after 5:00 pm the night before and by 7:00 am on the scheduled pickup day.
  • chevron_rightWhat day is Recycling picked up?
    Place you glass, plastic and aluminum in a reusable container outside of your garage or courtyard door. Newspapers, corrugated, etc. must be flattened and tied or bagged and placed at the curb outside of your driveway.  Recycling should be placed for pickup the evening before after 5:00 pm or before 8:00 am the day of.

                                                                2024 Recycling Schedule
    Below is a schedule for recycling newspaper, magazines, glass, plastic and aluminum. 

     WEDNESDAYS                                                       THURSDAYS
    Glass, Plastic & Aluminum.                                  Newspaper and Magazines


    January 10, 24                                             January  11, 25
    February 7, 21                                             February 8, 22
    March 6, 20                                                  March 7, 21
    April 5, 17                                                    April 4, 18
    May 1, 15, 29                                                May 2, 16, 30
    June 12, 26                                                   June 13, 27
    July 10, 24                                                    July 11, 25
    August 7, 21                                                 August 8, 22
    September 4, 18                                           September 5, 19
    October 2, 16, 30                                          October 3, 17, 31
    November 13, 27                                          November 14, 27 *Wednesday
    December  11, *to be announced                        December 12, 26
  • chevron_rightWhat Holidays is the office scheduled to be closed in 2024?

    Belantrae Greens Condo. Assn.

    Holiday Schedule for 2024




  • chevron_rightWhen is the 2024 Pool Party scheduled?
    Our Pool Party is tentatively scheduled for Sunday, September 1st.  (The rain date is Monday, September 2nd.)
General Questions
  • chevron_rightHow can I contact the Board of Directors?
    You may write a letter and drop it off at the office.  You may also send an email  to and Beverly will forward it to the Board of Directors.  You will always receive a response when writing to the Board of Directors.
  • chevron_rightHow can I submit a work order?
    PLEASE NOTE!  As of January 1, 2012, all work orders must be submitted through our website.  If you should need assistance or additional information, please contact the office.
  • chevron_rightIf I am having work done to my unit that requires Architectural Review, what is the process?
    You may call, visit the office or click on documents in the Menu to obtain the proper paperwork needed to submit to the Architectural Review Committee in advance of any work you plan to do on your unit.  Once you submit the proper paperwork, the Architectural Review Committee will advise you of either approval or denial of your request. Any modifications affecting the original specifications of units or the exterior of your unit need to go through the Architectural Review Committee.  This includes all windows and exterior doors, dryer vents, attic fans, any structural changes, etc.  If you should have any questions, please contact the office.
  • chevron_rightQuestions regarding Resident owner payment of Monthly Maintenance fee.
    The phone number is 973-770-1500 (Integra Management).
  • chevron_rightWhat are the Dog Play Yard Rules?
    1.   Dog owner must sign and place in the folder provided on the entry fence, the form Release, Indemnification and Hold Harmless Agreement.
    2.    Dogs must be walked prior to entry into the Dog Play Yard.
    3.    Dog owners must reserve their usage time by filling out the log in sheet at an open time slot. Use must end at the time indicated on the time slot. However, an owner may extend their use of the Dog Play Yard if the time slot after theirs is unreserved.
    4.    Only one time slot can be reserved by a dog owner per day.
    5.    Only one dog is permitted in the Dog Play Yard at any time, except that dogs who live in the same unit will be permitted at the same time.
    6.    The entry gate latch must be securely closed during use and must be locked with the cable and lock upon leaving.
    7.    Dog owners must clean up all toys, water and “accidental poops” after use.
Holiday Lights and Decorations
New Entry Gate System 2018
  • chevron_rightHow do I order additional key fobs or remotes for the gate?
    Please Print:
    Unit #________                                 Date____________
    Phone ______________________________________________
    Number of Key FOBs  ______@$20.00 ea. = $_________
    Number of Remotes_______@$60.00 ea. = $_________
                                      TOTAL DUE THIS ORDER $__________
    Check #__________
  • chevron_rightHow does the new gate system work?
    New Entry Gate System
    Information Sheet
    1. From the directory, the visitor will look up your name. 
    2. Follow the prompts.
    3. The occupant will answer the phone.
    3. If you wish to let the person in, Press 1. If not just hang up.
    If you have any deliveries or visitors, please make sure they have the correct spelling of your name so that they can find you in the directory. If you have a guest coming between the hours of 8:00 AM and 3:00 PM Monday through Friday, the guard is available for assistance.
    The three-button remote will work for both entry lanes and can be purchased for $50.00 each. Extra fobs can be purchase for $20.00 each.
Pet Ownership
  • chevron_rightWhat are the rules for pets?

    Please be advised of the Belantrae Greens pet rules as follows:
    Dogs and cats must be registered with the Belantrae Greens office and licensed with the Borough of Florham Park.Dogs and cats have to be on a leash at all times.
    No dog or cat may be left unattended by the unit owner outside or in a parked motor vehicle.
    Belantrae has designated dog walking areas on the grassy areas along Ridgedale Ave. below and above the Tennis Courts.Please have your dogs relieve themselves in the designated areas and properly dispose of their waste in the designated containers.We have received frequent complaints about dog owners allowing their pets to relive themselves in areas other than the designated dog walking areas.Non-compliance with this policy shows a lack of respect for your neighbors and community.We urge your cooperation as non-compliance is subject to fines.If you are unclear about the designated dog walking areas, we urge you to contact the office for clarification.
    All dog and cat excrement must be immediately scooped and removed.Canine waste disposals with plastic bags are provided for your use.
    Owners will be held responsible for any damage caused to common areas by their animal.
    All residents must register pets with the Belantrae Greens office.
    For a more comprehensive explanation of pet rules at Belantrae, please click documents on the menu of the home page.
Pool Questions
  • chevron_rightWhat are the pool rules?
    2024 Belantrae Greens Pool Rules
    Swimming pool rules incorporate the REQUIRED New Jersey State Sanitary Code, Chapter IX, 8:26-5.4 bather rules for swimming pools. These are indicated by a O. Our rules are consistent with typical condominium pool rules and liability policies. Anyone found in violation of the rules will be subject to removal from the pool area and/or a fine. Your health, safety, comfort, enjoyment, and liabilities are the main concerns of the recreation committee. This is a private community pool for Belantrae Greens Residents. Please help all your neighbors have a pleasurable experience.
    Starting the Saturday of Memorial Day weekend through Labor Day, the pool will be open seven (7) days per week from 12 noon to 7 P.M. unless darkness comes before 7 P.M. Pool closes at dark and during electrical storms. O Storm closings are at the discretion of the lifeguard.
    1.      The pool is closed and off limits to everyone if no lifeguard is on duty or present at the pool. Only lifeguards and those with permission may enter the Pool Office.
    2.      All residents and guests must sign in at the entry table by the lifeguard. Guests must be accompanied at all times by a unit resident who is responsible for their safety and behavior. Unit residents must provide chairs for their guests. Three guests are permitted per Unit.  Additional guests must receive permission from the office with the purchase of additional guest passes. The lifeguard will ask unaccompanied persons to leave.
    3.      Pool parties are not allowed unless special permission is granted from the office one week in advance and no parties are allowed on weekends.
    4.      All persons shall shower before entering the water. O
    5.       Children under fourteen (14) years of age must be under the direct supervision of an adult (over 18) at all times.
    6.      Parents are responsible for the safety and behavior of their children. Conduct which compromises the safety and comfort of others is prohibited. O Running, ball playing, horse play, shoulder-standing, loud behavior, loud music, and inappropriate language or behavior is not permitted.
    7.      Children too small to stand with their heads comfortably above the water must be within arm's reach of an adult in the pool at all times.
    8.      Super Soft Water Balls are allowed and are available from the lifeguard.  These are the only balls/Frisbees permitted. When the pool is too crowded (in the opinion of the lifeguard) the use of balls in the pool will be suspended. No other throwing objects will be allowed in the pool.  Water guns, and anything the squirts water is prohibited in the entire pool area at all times. Standard foam noodles are permitted for play (not as a safety device) and are available at the lifeguard stand. Games should be played on the grassy area outside the pool.
    9.      Rafts, tubes, baby floats and other inflatables are prohibited. O Swimmies (attached to a vest recommended) are permitted if adult caregiver (over 18) is in the pool, within arm's reach of the child.
    10.  Sitting on, playing on or blocking the pool access steps in any way are unsafe and prohibited actions. Small children cannot be placed on the steps to play.
    11.  Diving is strictly forbidden in any area of the pool.
    12.  No glass containers allowed in the pool enclosure. O Food or drink containers are permitted on the grassy area ONLY. No food or drinks allowed in the pool.
    13.  Alcoholic beverages, drugs or persons under their influence are strictly prohibited inside the pool area enclosure. O
    14.  Lounges and tables may not be reserved. Towels will be removed if no one is present. Residents may bring their own chairs, but these may not be left overnight in the pool area.
    15.  Any person showing evidence of any communicable skin disease, sore or inflamed eyes, cold, nasal or ear discharges, or any other communicable disease shall be denied admission. O
    16.  Any person with excessive sunburn, open blisters, cuts, or bandages shall be denied admission. O
    17.  Do not enter the water if you are experiencing or recovering from diarrhea or have had any signs or symptoms of a gastrointestinal (stomach) disease in the past seven days. O
    18.  Any person/child wearing diapers, must wear plastic pants with snug fitting elastic waist and leg bands over their clean diapers O or they will not be permitted access to the pool. Keep in mind that a high bacteria count in the pool will cause it to be closed to everyone for a week.
    19.  No diaper changing at poolside. Bacteria and other organisms transfer quickly to chairs and tables putting everyone at risk. Please use the changing table in the restroom. Men with babies may use the changing table in the Women's restroom. Do not put soiled diapers in outdoor trash receptacles.
    20.  Encourage children to use the restroom before entering the water and throughout the day. Immediately report any solid waste "accidents" you observe in the bathing waters to a lifeguard. O
    21.  Trash must be put into proper receptacles. Whenever possible, please use recycling bins.
    22.  Dogs and other animals, except for service animals, are not permitted within the pool area enclosure, and cannot be tied-up unattended outside the pool area. O
    23.  Lifeguards ensure the safety of everyone. Be considerate of them at all times. Please do not converse with the lifeguards while they are on duty. This threatens the safety of others.
    24.  Lifeguards and residents have the authority to enforce the above rules. Please tell the lifeguard or a Belantrae Board member if rules are not followed.
    Notes: The pool temperature is regulated by Red Cross and CDC guidelines for a variety of health reasons. No one may change the pool temperature, including the lifeguard. Please do not request changes.
    Should a question or problem arise, contact the Management Office, M. T. W. & F between the hours of 8 AM and 2 PM at (973) 377-3634.  If no answer, leave a message and your call will be returned as soon as possible. If urgent, contact the Recreation Chairman,  Steve Reichenstein at (732) 236-3746.
  • chevron_rightWhen does the pool open?
    The pool is usually scheduled to open the Saturday of Memorial Day weekend.  
Tennis /Basketball Courts
  • chevron_rightWhat are the rules for the Tennis, Pickleball and Basketball Courts?

    Tennis Court, Pickleball Court and Basketball Court Rules
    1.  Tennis, Pickleball and Basketball courts will be open from 8:00 a.m. until sundown. 
    2. Proper attire is required: Shirts are required and running shoes are not allowed; tennis sneakers are recommended.
    3.  No food, smoking, or breakables, especially glass bottles are allowed on the courts: Please use court receptacles.
    4. It is important that any people using the courts be considerate of the residents living adjacent to the court area.  Offensive noise levels will not be tolerated.
    5. A court may be used for one (1) hour. Players may continue past allotted time provided no other players are waiting.
    6.  Guests will be allowed to play as long as they are accompanied by a unit owner.
    7.  No animals are allowed on the courts at any time.
    8.  Access to the court area will be by combination lock. The combination may be obtained at the Belantrae Greens Office.
     9.  Users of the Courts must re-lock the gate when exiting, providing no one is waiting to use the court.
    10.  We ask users of the courts to return balls and/or paddles to the equipment boxes provided in the pickleball and basketball courts when finished playing.
     11. Young children must be supervised and never left unattended.
    12.  No strollers, rollerblading, rollerskating, skateboarding, etc on the courts at anytime.  This will damage the playing surfaces.
     13.  Any damage to the facility must be reported to the Management Office or a member of the Board of Directors as soon as possible.
     14.  The Board of Directors wishes these facilities to be enjoyed by the residents. However, the Board reserves the right to discontinue using this area as a Basketball Court if the guidelines are abused.            
Venting of Gas Dryers
  • chevron_rightWhat is the NJ State Mechanical Code for venting gas dryers?
    504.1 Installation. Clothes dryers shall be exhausted in accordance with the manufacturer's instructions. Dryer exhaust systems shall be independent of all other systems and shall convey the moisture and any products of combustion to the outside of the building.

    Exception: This section shall not apply to listed and labeled condensing (ductless) clothes dryers.
    504.2 Exhaust penetrations. Where a clothes dryer exhaust duct penetrates a wall or ceiling membrane, the annular space shall be sealed with noncombustible material, approved fire caulking or a noncombustible dryer exhaust duct wall receptacle. Ducts that exhaust clothes dryers shall not penetrate or be located within any fireblocking, draftstopping or any wall, floor/ceiling or other assembly required by the International Building Code to be fire-resistance rated, unless such duct is constructed of galvanized steel or aluminum of the thickness specified in Section 603.4 and the fire-resistance rating is maintained in accordance with the International Building Code. Fire dampers, combination fire/smoke dampers and any similar devices that will obstruct the exhaust flow shall be prohibited in clothes dryer exhaust ducts.

    504.3 Cleanout. Each vertical riser shall be provided with a means for cleanout.

    504.4 Exhaust installation. Dryer exhaust ducts for clothes dryers shall terminate on the outside of the building and shall be equipped with a backdraft damper. Screens shall not be installed at the duct termination. Ducts shall not be connected or installed with sheet metal screws or other fasteners that will obstruct the exhaust flow. Clothes dryer exhaust ducts shall not be connected to a vent connector, vent or chimney. Clothes dryer exhaust ducts shall not extend into or through ducts or plenums.

    504.5 Makeup air. Installations exhausting more than 200 cfm (0.09m3/s) shall be provided with makeup air. Where a closet is designed for the installation of a clothes dryer, an opening having an area of not less than 100 square inches (0.0645 m2) shall be provided in the closet enclosure or makeup air shall be provided by other approved means.

    504.6 Domestic clothes dryer ducts. Exhaust ducts for domestic clothes dryers shall conform to the requirements of Sections 504.6.1 through 504.6.7.

    504.6.1 Material and size. Exhaust ducts shall have a smooth interior finish and shall be constructed of metal a minimum 0.016 inch (0.4 mm) thick. The exhaust duct size shall be 4 inches (102 mm) nominal in diameter.

    504.6.7 Protection required. Protective shield plates shall be placed where nails or screws from finish or other work are likely to penetrate the clothes dryer exhaust duct. Shield plates shall be placed on the finished face of all framing members where there is less than 11/4 inches (32 mm) between the duct and the finished face of the framing member. Protective shield plates shall be constructed of steel, have a thickness of 0.062 inch (1.6 mm) and extend a minimum of 2 inches (51 mm) above sole plates and below top plates.

  • chevron_rightWhat must I do to comply with Fire Safety Resolution?
    The Fire Safety Resolution was passed at the Annual Open Meeting in December 2010, filed in February 2011 and delivered to all unit owners in March 2011.  There was some confusion among unit owners about this resolution.  Hopefully the following will clarify any questions you may have. As many of you are aware, the Board has advocated the need for all gas dryer vents to be vented to the outside of the buildings.  Currently many gas dryer exhaust vents are terminating inside the units.  The Board has discussed this issue with the Florham Park Fire Inspector and was advised that the current Fire Code, the International Mechanical Code, requires venting of clothes dryers to the outside of the buildings.  Section 504.4 of the Code states that:
    “Exhaust installation. Dryer exhaust ducts for clothes dryers shall terminate on the outside of the building, shall not terminate within 3 feet of a ventilated section in a soffit, and shall be equipped with a back draft damper. Screens shall not be installed at the duct termination. Ducts shall not be connected or installed with sheet metal screws or other fasteners that will obstruct the exhaust flow. Clothes dryer exhaust ducts shall not be connected to a vent connector, vent, or chimney. Clothes dryer exhaust ducts shall not extend into or pass through ducts or plenums.”
    Pursuant to the governing documents, dryer vents are the responsibility of the respective unit owner.  As a result, the Board is requiring that unit owners exhaust their gas dryer vents to the outside of the building at this time.  Prior to the work being commenced, each unit owner who needs to exhaust their gas dryer to the outside must provide to the Association a drawing of how the exhaust will be vented using a licensed and insured contractor for the work.  Upon approval by the Board of the work to be done,  a restrictive covenant will be drafted by the Association’s counsel, which in turn will need to be signed by the Unit owners and filed with the County Registrar’s office.
               This is a matter of safety for all residents, not only those in your Unit, but also in the entire Building. If you have already completed the gas dryer vent exhaust conversion through the Association, the Board appreciates you compliance, but if you have not started the process, the Association needs you to immediately contact management to start the process.
               The exhaust installation to the outside of the building is for combustion “gas” dryers only.  Please be advised that the deadline for exhausting gas dryers to the outside has been extended to June 30, 2012.  Non-compliance will result in fines to_the unit owner. 
           If you haven’t already done so, please submit documentation to the office that you have had your dryer vent and chimney cleaned and inspected.  This deadline of 12/31/23 for compliance of this section of the Resolution has not been extended. Non-compliance will result in fines to the unit owner. The Resolution includes a provision that allows the Association to contract a company for this service and charge it back to the unit owner in addition to any fine imposed.  Those who have not yet complied, please do so as soon as possible.
                 If you have any questions please call the Association office at 973-377-3634.              .