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ASSESSMENTS
What
does my monthly assessment pay for?
The
monthly assessments pay for all the expenses of managing and operating the
Homeowners Association (HOA). This includes, but not limited to,
maintaining and repairing the general common elements such as painting,
roofing, driveways, decks and landscaping. It also pays for property
insurance, water & sewer, irrigation, professional property
management, administration, snow removal and all other common expenses
referenced in the Declaration.
Your
assessments do not cover:
Your personal property and liability insurance, electricity, gas, phone,
trash pickup, real estate taxes, indoor repair or maintenance of landscape
improvements made by a homeowner. Snow removal from your entrance area or
the 10 to 20 foot area directly in front of your garage door. This extra
snow removal may be available directly from the snow removal contractor
for an additional cost paid by owner directly to the contractor.
What
is the cost of monthly assessments?
Starting January 1, 2008, the monthly
assessment is $145 for multiplex units and $170 for duplex units.
The status or transfer fee is $100.
Why
are duplex and multiplexes assessed differently?
All
expenses are to be divided equally except that units may be assessed
differently when the actual expense is different such as with the
water/sewer, insurance and landscape maintenance. It is the cost of those
items, which are actually different, that causes the assessments to be
different.
When
are monthly assessments due?
The assessments will be due monthly on the first day of
the month. You will incur a late charge in the amount of 5% of your
payment if your payment is more than 10 days late. In addition, unpaid
assessments accrue interest at 15% per annum.
Where
do I send my payment?
You
will send your assessments to the Management Company. You will be
receiving instructions, well in advance, from the Management Company and
they will supply you with pre-addressed envelopes to
mail your assessment payment. If you wish to continue paying quarterly, in
advance, just note this on the corresponding payment.
The
Management Company will also have the ability to provide you with
automatic monthly payments from your checking account.
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MANAGEMENT
COMPANY
Why
do we have a Management Company?
The
affairs of the Association have become very complex and extremely time
consuming for your volunteer board of directors. By hiring a professional
management company every owner will now be sharing in the responsibilities
required to manage the association instead of only the few willing and
able to serve. The board of directors will be able to delegate many of
their duties to the Management Company and the board therefore will make
more effective use of its time.
Will
the Management Company be responsible for making decisions for the
association?
No.
Your board of directors is fully responsible for all decisions affecting
the Association. The board will provide all direction to the Management
Company.
Who
is the Management Company?
The
Management Company is: Association Management of Estes Valley. The local office is
located at 342 W. Riverside Drive.
Gene Whannel (970-577-0515) is the local contact.
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BOARD
MEETINGS, VOTING RIGHTS, ETC.
May
I attend board meetings?
Yes,
Homeowners are always welcome. However, there may be times when the board
goes into executive session (where homeowners are not invited to attend)
to discuss matters such as legal proceedings or personnel issues. Board
meetings are held approximately once a quarter and homeowners are notified
in advance. There is an annual homeowners meeting around mid-year at which
board members are elected and the next years assessments and budget are
ratified.
May
I vote at board meetings?
No.
How
do I become a member of the board?
When
there is an opening, the board will notify homeowners and ask for
volunteers. All candidates will be voted on at the annual meeting by the
membership. If an opening occurs due to a board member resigning, the
board will ask for volunteers and vote on available candidates. Homeowners
are encouraged to become board members, or volunteers, or in some other
way to become familiar with the workings of the HOA.
Am
I an association member?
All
unit owners (not renters) are association members and each unit has one
vote.
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INSURANCE
What
is covered under the Association’s insurance?
All
buildings and other common elements are covered. This includes, but not
limited to, building structural elements, roofing and roof decking,
siding, decks, pavement, unit floors and sub-floors, appliances, windows,
hot water heaters and insulation. The insurance coverage is very
comprehensive and complex and if you have a specific question, the
insurance agent may have to be contacted to accurately answer your
question.
What
is not covered?
If
a unit owner makes improvements to his unit, after he takes possession, he
shall be responsible for increasing his own, individual casualty insurance
coverage.
A
unit owner’s personal contents are not covered.
A
unit owner’s personal liability insurance is not covered.
Does
my insurance have to be with the same company as the Association’s?
No.
You may want to check with them to understand if it would have advantages
for you.
NOTE:
A homeowner is responsible to investigate, on his or her own,
as to the insurance coverage provided by the Association and what
additional insurance the unit owner should carry.
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LANDSCAPING
What
permission do I need to make landscape improvements around my unit?
All
landscaping on general common elements is the responsibility of the HOA
and homeowners are not allowed to make any changes without Board approval.
Please refer to “Landscaping”, section 9 of this book, for more
details about landscaping.
How
do I get a dead tree or shrub replaced?
The
trees, shrubs and grass installed by the builder are the builder’s
responsibility for one year after you purchased your unit. During the
builder’s one-year warranty period you need to contact the Landscape
Committee and the builder, in writing, to correct any landscape problem.
After
the builder’s one-year warranty expires, the trees and shrubs around
your unit become the responsibility of the HOA and a dead tree or shrub
will be replaced by the HOA at an appropriate time and when funds are
available. Please fill out the form attached to the back of the Master
Landscape Plan, found in Section 9 of this Homeowner Guidebook, so your
request can be added to their list.
After
one year of ownership, a homeowner may replace a dead tree or shrub, with
an identical type tree or shrub in the same location, at homeowner’s
cost, at anytime and getting permission from the board or Landscape
Committee is not required. The owner must insure the original irrigation
is functioning. The caging and mulch must be replaced if originally
present. Replacing a planting under this situation does not allow for any
other additional planting. Only for a replacement! An owner may apply for
financial assistance towards replacing a tree or shrub. Refer to the
Master Landscape Plan found in section 9 of this Homeowner Guidebook for
further details.
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MAINTENANCE
How
do I get a maintenance item repaired or replaced?
Call a board member or
the Management Company with your request if
it does pertain to HOA common elements.
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DECKS
How
does the Association handle maintenance/painting of the decks?
A letter from
the Board is available here.
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OUTSIDE APPEARANCES
Can
I have a hot tub?
No.
Can
I have a satellite dish?
Yes.
Are
there any restrictions on window coverings?
Yes,
Viewed from the outside they must be white or off-white.
Can
I install air conditioning?
Yes,
Requires board approval. It must be located in an inconspicuous location
close to your unit and located to minimize disturbance to your neighbor.
The Homeowner is fully responsible for all maintenance and repairs and any
damage caused to general common elements.
Can
I cut a gate in my deck or add a gate to my deck?
Yes,
Requires board approval. It must match the material of the original
railing, painted the same color and the hinges should be hidden or at
least painted the same color as the material they are attached to.
Can
I install a deck awning?
Yes,
Requires board approval. Material must be a solid color that closely
matches the building color. The Homeowner is fully responsible for all
maintenance and repairs and any damage caused to general common elements.
May
I add a screen and/or a storm door?
Yes,
The frame must be white. If your main door has full glass then the storm
door must have a full glass storm door. If your main door is half glass
you may use either full or half glass storm door. The Homeowner is fully
responsible for all maintenance and repairs and any damage caused to
general common elements.
May
I add a gable to my roof or extend my deck?
No.
Structural changes to the building are not allowed. This includes deck
expansions.
May
I decorate the outside of my unit for the holidays?
Yes,
They must be removed within 30 days after the holiday.
May
I install a fence?
No,
without prior board approval.
May
I install playground equipment?
No.
Playground equipment such as a basketball hoop may be used but must be
stored in the garage after use. No play equipment shall be allowed to be
outside the unit when not in use.
What
signs am I allowed to place on my unit?
You
may put up a “For Sale” or “For Rent” sign provided it meets
certain criteria and is mounted on your unit and not in the yard.
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PETS
May
I have pets?
Yes,
You are limited to two (2) household pets.
Does
my pet have to be on a leash?
Yes,
It is required by town ordinance and our declaration. It is also required
that you clean up all solid waste caused by your pet. This applies to your
deck, the ground around your unit and any place you walk your pet within
town limits.
You
may tie your pet outside if you follow these guidelines:
According to town ordinance an animal left on a “tie out” must
not have access to passers by and cannot be a disturbance to your
neighbors. Your pet must be under your supervision at all times. Dog runs
are not allowed.
NOTE:
In Ranch Meadow these same rules also apply to cats.
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RENTERS
AND MORE
Can
I rent my unit?
Yes,
but only the whole unit to a single family for a minimum of six months.
The unit owner is responsible to insure that the renters abide by all
Association rules and regulations as specified in the declaration, bylaws
and this “white” book.
What
do I need to do if I do not live here year-round?
Anytime
you leave your unit unoccupied you must leave your thermostat set at 50
degrees or higher to prevent water lines from freezing. We would recommend
shutting your water off and arranging for someone to check your unit
periodically to insure the furnace is still functioning properly. Furnaces
have been known to fail.
You
may also want to consider a monitored alarm system with the standard
sensors for smoke/fire, entry and include a temperature sensing system
that would send an alarm if the temperature dropped too low. You may get a
discount on your insurance with such a system.
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UTILITIES
What
is available for trash disposal?
Trash
service is available from two companies.
1.
Doering Disposal (970-667-9338).
Provides “by the bag” service so you only pay for the amount
you use. They currently pick up once a week on Mondays.
2.
Waste Management (formerly A-1 Trash service - 970-586-5740).
Provides monthly plans, a large container, and currently pick up
once a week on Tuesday.
Who
do I call for …
Phone Service?
Quest. 1-800-244-1111
Electric Service? Town of Estes Park. 586-5331
Gas? Xcel Energy 1-800-772-7858
Cable TV?
Charter Communications. 577-0199
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VEHICLES,
MACHINERY, GARAGES, DECKS, ETC.
How
many vehicles can I have?
You
are allowed to have only one vehicle parked in your driveway. All other
vehicles must be in your garage or stored off site.
May
I park in the “Turn-Outs”?
Parking
in turnouts that restricts the turnout’s use by a neighbor is not
allowed.
Can
I have a trailer, boat or RV?
Yes,
but it must be kept in the garage or off site. You may have a trailer,
boat or RV at your unit for a short period of time for loading/unloading
only, which should not exceed 48 hours.
What
are the Garage restrictions?
Garages
may not be converted into living areas. Garages shall be kept available
for parking of at least one vehicle, at all times.
My
deck floor is deteriorating, may I paint it myself?
Yes, you are responsible for the maintenance
of the deck floor. At the present time there are three approaches you
might consider.
1.
Scrape as much loose paint off as possible, use an oil-based primer
followed by a new coat of paint. Be sure to use a light gray color. Paint
is not a good product for deck floors!
2.
Scrape all the paint off and apply a “Thompson” water sealer
type product. Your deck flooring is a redwood and this type of treatment
seems to hold up in this area. You would need to add additional coats
every two to three years.
3.
Remove all the redwood and replace with a plastic type product such
as “Trex”. This would not need painting or maintenance for many years.
If you decide to refinish your
deck on your own, all costs are the sole costs of the homeowner. You must
receive board approval.
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FINES POLICY
The Fines Policy is detailed
here.
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MISCELLANEOUS
What
items may I store or leave outside my unit?
No
items are allowed to be stored or left outside your unit on common
elements. This includes picnic tables, play equipment, bicycles, lawnmower
etc. etc.
Can
I have a garage sale?
Yes,
You must follow the sign guidelines in the declaration section 26J or get
board approval to put up other signs.
Are
Ham radios permitted?
If
the Ham Radio or other device interferes with television or radio signals
it would not be allowed.
I
have a question not covered here, how can I find the answer?
You
should have received a copy of the “Condominium Declaration” and
“Bylaws” that are our basic documents governing our association.
Please refer to them first and the information in this “Homeowners
Guidebook” to get your answer. Additional rules and regulations may have
been adopted by the Board of Directors that address your question and you
may contact a board member for further information.
What
happens if an owner does not follow the governing documents?
When you purchased a unit in Ranch
Meadow Condominium Association you became automatically subject to and
agreed to follow the governing documents. The Board of Directors has
approved a “FINES” policy that enables the board to take certain
actions to correct a violation. This policy will be strictly enforced to
maintain the property values of the community.
We strongly suggest you make every
effort to comply. If you have a situation that is in conflict with the
governing documents that you feel needs to be considered, you should bring
that situation to the attention of the board of directors, in writing, for
their consideration.
A
copy of the “Fine Policy” can be found in Section 10, under
Miscellaneous in this “Homeowners Guide” book.
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