Policies

Ethics Policy of Green Apartment Network

The Green Apartment Cooperative Association exists for the purpose of bringing together property owners and residents for environmental sustainability and a higher quality of life for all.

We commit to each other, to our communities, and to those we do business with to maintain the highest possible standards of integrity, openness, and service. 

We commit ourselves to supplying and maintaining residential rental properties which are safe, healthy, comfortable, sustainable, efficient, clean places to live that are a great value, great investments, and in harmony with land and nature.

Therefore, as members of the Green Apartment Cooperative Association, we commit ourselves to these principles and standards:

·         “No Greenwashing”: the fulfillment of our mission demands that any claims we make about the efficiency, ecological impact, health benefits and any other environmental aspect of our apartments and the management of them -- whether we are owners, residents, or contractors -- be verifiable, transparent, and represented clearly and honestly in every way. Representations of how “green” our businesses, properties, or practices are must be beyond question at all times.  This is the fundamental operating principle of the organization and violations of it are grounds for cancellation of membership.

·         Uphold the highest professional standards of integrity, honesty and fairness;

·         Strive to better the industry by participating in and promoting education and professionalism;

·         Promote the spirit of, and comply with, all applicable Fair Housing Laws in order to achieve equal housing opportunities for all;

·         Properly maintain and safeguard all property under our care, meeting or exceeding all appropriate housing and health and life safety codes, ordinances and regulations;

·         Comply with all Federal, State and Local laws and regulations pertaining    to our industry;

·         Function cooperatively with our neighbors, neighborhood associations, environmental groups, and apartment associations. 

·         As a member, I pledge myself to uphold this Code of Ethics and recognize the responsibility and authority of the Green Apartment Cooperative Association to enforce this Code of Ethics as a requisite for membership.

Signature:                                                                                          Date:            

Interim Bylaws of the Green Apartment Cooperative Association

ARTICLE I:            Name

The name of the Association is the Green Apartment Cooperative Association, doing business as the Green Apartment Network, hereinafter, “GAN”.

ARTICLE II:           Mission and Purposes

Mission Statement:

To realize the vision of a green apartment industry with specific and measurable improvements to apartment buildings which contribute to a widely recognized Green Apartment market sector brand;

Through education, networking, sharing best practices, and by encouraging, developing, and celebrating the ecologically and economically beneficial measures, technologies, behaviors, and business strategies which provide safe, healthy, comfortable, sustainable, efficient, clean places to live that are a great value, great investments, and in harmony with land and nature;

For rental property owners, residents, contractors, service providers, and their communities.

GAN has three purposes:

1. Building “green apartment” brand awareness, making it credible and real in the marketplace,

2. Landlord-tenant cooperation, and  

3. Transforming the buildings themselves to make them green.   

ARTICLE III           Membership

Any individual or business may become a member.  Founding members shall pay a fee of $20 for membership through December 31, 2013.  Each member shall have one vote in electing Directors and one vote in General Membership meetings and referenda.

Members shall join within one of three classes of membership:

A.      Apartment owners

B.      Tenant members

C.      Supporting members (contractors, services providers, institutional partner, community members.)

The Board of Directors shall set policy regarding suspension or termination of membership.

ARTICLE IV          No Capital Stock

The association is organized without capital stock.

ARTICLE V            Membership Meetings

(1) Annual Meeting

GAN shall have one annual meeting of the membership for the purposes of receiving reports on the progress of GAN in fulfilling its mission, approving the annual budget, electing directors, and considering any other proposals which they wish to consider.

(2) Special Membership meetings

Special Meetings of the membership may be called with at least 14 days notice which include the business to be considered in detail.  May be called by the Board of Directors, the Executive Committee, or by petition of ten percent of the membership or at least 15 members if there are less than 150 active members.

(3) Notice of meetings

(4) Voting and decision making process

May be done by Roberts Rules of Order or any other clear process adopted by the Board

(5) Quorum

Quorum to conduct business shall be at least ten members if there are less than 50 members, or five percent of the membership if there are more than 50.

ARTICLE VI          Board of Directors.

(1) Number

There shall be at least seven but not more than nine Directors.

(2) Staggered terms

The first board shall be comprised of seven directors, four elected to an initial one year term, three elected to two year terms, elected by the membership.

(3) Appointments

Up to two additional directors may be appointed for either one or two year terms by the seven directors.

(4) Board Seat Vacancies

Vacancies in cases of death, resignation or removal during term of office shall be filled by appointment by the other directors until the next membership meeting or full membership vote.

(5) Director Compensation

Compensation for directors if any shall be moderate or nominal, such as honoraria or per-diem, and is subject to approval by the membership as part of the annual budget or other reasonable means.

(6) Duties of Directors

The Board’s role in management is to define the outcomes to be achieved by management and staff, to determine the limitations within which they shall operate, to hire and fire the chief executive.

(7) Insurance

The Board may acquire directors and officers liability insurance and/or other insurance they deem prudent.

ARTICLE VII         Officers

The Officers shall be President, Vice President, Secretary and Treasurer; Tenant Representative; Supporting Member Representative.

Procedure for election of officers, term of office, succession, desirable qualifications, the titles of officers, and the procedures for filling vacancies will be developed by the Board and submitted to the general membership for consideration.

ARTICLE VIII        Committees

Executive, consisting of the Officers

Nominating Committee – at least two directors convened for the purpose of promoting and recruiting qualified candidates for the Board as needed.

Hiring Committee – at least two directors convened for the purpose of publicizing and recruiting qualified applicants for management positions.

Finance Committee – at least two directors including the Board Treasurer

ARTICLE IX           Management

Accountability and reporting will be included in the employment agreement and contract with staff.

ARTICLE X            Financing and accounting procedures

Annual budget, Borrowing and contracts, and Audit or Financial Review policies and procedures will be developed by the Finance Committee and enacted by the Board. 

The fiscal year shall be the calendar year.

ARTICLE XI           Dissolution

Rules and procedures that will be followed if the association goes out of business, including a section covering unclaimed money (such as unclaimed patron net margins or refunds, etc.) and the procedure that will be followed will be developed by the board and are subject to revision or replacement by the Membership.

Assets will be distributed to the members based on patronage.

ARTICLE XII         Bylaws and open records

Amendments to Bylaws may be made by the membership at a duly called membership meeting or by referendum by a two-thirds vote of the members voting.

Current Bylaws, policies, and financial records shall be open to any member upon request except confidential personnel records of employees.   

ARTICLE XIII        No corporate seal.