Villas at the Boulders — Frequently Asked Questions (FAQ)

HOA Basics & Governance

What is the purpose of the Villas at the Boulders Association (HOA)?
The Association exists to maintain the community’s common areas, manage shared services, and enforce the community’s governing documents in a fair and consistent way. Its goal is to preserve property values, ensure safety, and support a pleasant living environment for all residents.

Is membership in the HOA mandatory?
Yes. Ownership of a home in the Villas at the Boulders automatically includes membership in the Association, with the rights and responsibilities set out in the Covenants.

What documents govern the Association?
The community is governed by the Declaration of Covenants, Conditions, and Restrictions (DCCRs), the Bylaws, recorded amendments, and policies adopted by the Board. If there is a conflict, the DCCRs control.

Where can I find the governing documents and policies?
All current governing documents, amendments, and adopted policies are available on the Association website under Governing Documents.

How are the governing documents changed?
Amendments to the DCCRs require the approval process specified in the Covenants. Policies and procedures may be adopted or amended by the Board following notice and adoption requirements set out in Colorado law and Association policy.

What laws govern the HOA?
The Association is governed by the Colorado Common Interest Ownership Act (CCIOA), the Colorado Nonprofit Corporation Act, and applicable local laws.

How can I contact the Association or the Board?
Current contact information for the Board (board@villasboulders.org) and management company (manager@villasboulders.org) is posted on the Association website.

Board of Directors & Meetings

What does the Board of Directors do?
The Board manages the business of the Association, oversees finances, adopts policies, enforces the governing documents, and delegates certain responsibilities to committees.

How are Board members selected and how long do they serve?
Board members are elected by the homeowners according to the procedures and terms set out in the Bylaws.

Are Board members paid?
No. Board members serve as volunteers and are not compensated.

Are Board and member meetings open to homeowners?
Yes. Regular and special meetings of the Board and of the members are open to homeowners or their designated representatives, except when the Board enters a limited executive session as allowed by law.

May homeowners speak at meetings?
Yes. Homeowners are given an opportunity to speak on agenda items before Board votes, subject to reasonable time limits to ensure meetings can proceed efficiently.

Are meetings recorded?
Audio or video recording of meetings by attendees is not permitted. The Association may make temporary recordings for the purpose of preparing official minutes.

How are votes conducted?
Contested Board elections and certain member votes are conducted by secret ballot, as required by law and Association policy.

Owner Rights, Transparency & Records

What rights do homeowners have?
Homeowners have the rights provided in the governing documents and Colorado law, including voting rights, access to meetings, and the ability to inspect Association records.

Can homeowners inspect Association records?
Yes. Homeowners may inspect and copy Association records by submitting a written request that identifies the records sought and the purpose of the request.

Are all records available for inspection?
Some records are restricted by law or policy, such as attorney-client communications, personnel records, and materials that would invade personal privacy.

Is there a fee to copy records?
The Association may charge a fee not exceeding its actual cost for copying and, in some cases, for preparing records for inspection.

Assessments, Dues & Finances

What do my HOA dues pay for?
Dues fund maintenance of common areas, landscaping, snow removal, insurance, utilities, management services, and contributions to reserve funds.

When are dues due?
Assessments are billed monthly and are due on the first day of each month.

What happens if my dues are late?
Late payments may incur a late fee and interest, as set out in the Collection Policy. The Association provides notice and opportunities to resolve delinquencies before taking further action.

Can the Association place a lien or foreclose for unpaid assessments?
State law and Association policy allow liens for unpaid assessments. Foreclosure is a last resort and is subject to strict legal limits and Board approval.

Are payment plans available?
Yes. Homeowners may request a payment plan consistent with the Collection Policy.

Can I see the Association’s budget and financial reports?
Yes. Budgets and financial information are made available to homeowners through the website or upon request.

Does the HOA maintain reserve funds?
Yes. The Association maintains reserve funds for major repair and replacement items, guided by a reserve study that is reviewed and updated regularly.

How are reserve funds invested?
Reserve funds are invested conservatively, with an emphasis on preserving principal, maintaining liquidity, and avoiding conflicts of interest.

Rules, Enforcement & Dispute Resolution

How are HOA rules enforced?
The Association follows a formal Covenant Enforcement Policy designed to encourage compliance rather than punishment.

Will I receive notice before any fine or penalty is imposed?
Yes. Homeowners receive written notice of alleged violations and are given time to cure the issue and the opportunity for a hearing before fines are imposed.

Are fines limited?
Yes. Fines are subject to statutory caps and Association policy.

Can homeowners appeal enforcement decisions?
Yes. The enforcement process includes hearing and appeal procedures.

Does the HOA offer mediation or alternative dispute resolution?
Yes. The Association encourages voluntary mediation for many disputes, although mediation is not required for assessment or collection matters.

Architectural Review & Landscaping

What is the Architectural Review Committee (ARC)?
The ARC reviews homeowner requests for exterior changes or improvements that affect the appearance of homes or limited common areas.

When is ARC approval required?
ARC approval is required before making exterior changes, additions, or installations, including items placed in areas adjacent to homes.

What is the Landscape Beautification Committee (LBC)?
The LBC oversees landscaping in general common areas, including plant selection, removal, and long-term landscape planning.

Who decides what can be planted or removed?
All vegetation in common areas is owned by the Association. Homeowners may not plant or remove vegetation without written approval from the LBC.

Can homeowners pay for landscaping changes?
Yes. Homeowners may request to fund approved planting or removal projects under the Homeowner Paid Planting and Removal Policy.

Who decides between ARC and LBC jurisdiction?
A specific policy clarifies which committee handles different types of requests. If a homeowner is unsure, either committee will coordinate internally to ensure the request is handled properly.

Maintenance, Insurance & Snow Removal

What maintenance is the HOA responsible for?
The Association is responsible for maintaining common areas and certain exterior components as defined in the Covenants.

What maintenance is the homeowner responsible for?
Homeowners are responsible for maintaining their units and certain limited common areas, as specified in the governing documents.

How do I request maintenance work?
Maintenance requests should be submitted using the work request process described on the Association website.

How is snow removal handled?
Snow removal is an Association responsibility. Professional snow removal is triggered based on forecasted accumulation, safety considerations, and cost effectiveness, with assistance from volunteer Snow Squad members when appropriate.

Can homeowners clear snow themselves?
Yes. Homeowners who clear their own driveways and walkways help reduce Association costs.

Who pays the insurance deductible if there is damage?
Responsibility for the deductible depends on who is responsible for maintaining the damaged property and whether negligence was involved, as outlined in Association policy.

Ethics, Conflicts & Community Participation

What happens if a Board member has a conflict of interest?
Board members must disclose conflicts of interest and may not participate in decisions unless the transaction is approved by disinterested directors or homeowners, or is demonstrably fair to the Association.

Can homeowners volunteer or serve on committees?
Yes. Homeowners are encouraged to volunteer for committees and community activities.

How does the HOA communicate with homeowners?
The Association communicates through email, website postings, and other notices as appropriate.

What if I still have questions?
Homeowners are encouraged to consult the governing documents or contact the Board or management company for clarification.

End of FAQ