Author: gmassarotti

A quick reminder that maintenance within individual units are, with a few exceptions, the responsibility of owners, not the association. BVM is not contractually obligated to assist with maintenance or repairs inside units. They will respond to maintenance requests as schedule allows, but any costs incurred will be charged directly to the owner, not the association. This includes things like interior light bulbs, boiler issues, etc.

At the 7/16/25 KHL board meeting, the board unanimously approved an STR ice disclaimer policy that applies to all units who engage in short term rentals. All STRs will be required to post the disclaimer as described in the policy. This policy was recommended and authored by the association’s legal counsel, and is attached. The disclaimer is an exhibit to the policy, but a clean stand-alone copy of the disclaimer will also be provided as a separate document for ease of use. This will also be placed in the owner’s portal and also sent via email.

Here is the standalone disclaimer, which is included in the above policy as Exhibit A.

We’re excited to announce the launch of our new KHL Community WhatsApp group! 

This initiative, supported by the HOA Board and managed by the Social + Communications Committee, aims to improve how we connect and communicate as a community. 

Why WhatsApp? 

• Real-Time Communication – Connect with neighbors instantly, coordinate impromptu gatherings, and receive timely updates
• Organized Discussions – Topic-specific groups keep conversations relevant and easy to follow
• Easy to Use – Simple interface works on any smartphone and functions like group texting 

How to Join 

Step 1: Download WhatsApp if you don’t already have it.

• iOS App Store Link: https://apps.apple.com/us/app/whatsapp-messenger/id310633997
• Android Google Play Link: https://play.google.com/store/apps/details?id=com.whatsapp 

Step 2: Join our main KHL Community group by clicking this link on your phone: https://chat.whatsapp.com/DhK4iLhSOHe4dT7eeH6EJB

Step 3: Once in the main group, you’ll can join any of the topic-specific groups you’re interested in.

Community Guidelines 

To ensure these groups remain helpful, neighborly and positive:

• Keep conversations respectful and constructive
• Use the appropriate group for your topic
• Remember that maintenance requests should still go directly to BVM at owners@bvmllc.com 

We look forward to connecting with you in this new community space! 

– Your KHL Social + Communications Committee

P.S. Don’t worry if you’re not tech-savvy! We’re happy to help you get set up – just let us know if you need assistance by emailing community@kickinghorselodges.com.

P.P.S. By joining this community, you agree to adhere to the below community guidelines.

📋 KICKING HORSE LODGES COMMUNITY GUIDELINES 📋

To keep our WhatsApp community helpful, neighborly, and valuable for everyone:

✅ DO

• Share community information and events

• Be respectful and constructive in all communications

• Use appropriate subgroups for specific topics

• Keep conversations relevant to our community

❌ DON’T:

• Post spam or excessive personal promotions

• Post complaints without constructive solutions

• Share others’ contact information without permission

• Use the community for managing maintenance requests

⚠️ IMPORTANT REMINDERS:

• For maintenance requests, contact our property management company (Beaver Village Management) directly at owners@bvmllc.com

• Do not use these groups for maintenance requests as they won’t be monitored for this purpose

• Messages that violate these guidelines may be removed by admins

Thank you for helping maintain a positive community atmosphere!

A huge THANK YOU to the Social Committee for organizing our first Kicking Horse cleanup day and also to all the volunteers who came together to help beautify our neighborhood. The weather was great and we were able to leverage the resources provided by Granby Ranch to help with bags and debris hauling.

Save the date – Saturday, June 21^st from 9:00 am – 11:00 am

Results from our recent Kicking Horse Community Outreach Committee survey showed a large interest from Kicking Horse owners to participate in a cleanup day.  Coincidentally, Granby Ranch has sponsored their own community cleanup day for the past five years.

This year, the Granby Ranch event will be on Saturday, June 21^st.  The Kicking Horse Community Outreach Committee has decided to combine our cleanup day with the Granby Ranch community clean-up day.  We invite all owners to come out and help beautify Kicking Horse from 9:00am – 11:00am.

Granby Ranch will be providing trash bags to volunteers (let them know you will be volunteering at Kicking Horse) as well as having a roll-off trash container available. Afterwards, lunch will be provided for all volunteers at the Bluebird Bistro from 12:00pm – 1:00pm (lunch coupons will be handed out when you pick up your trach bags).

Below is the information from Granby Ranch:

In an effort to be good stewards of the beautiful surroundings we have here at Granby Ranch, the Bike/Hike & Open Space committee, in conjunction with the Granby Ranch ownership team, is organizing the fifth annual Granby Ranch clean-up day on Saturday, June 21st, 2025. We are looking for volunteers to help clean-up our neighborhoods, trails, roads and open spaces from 8am – 12:00pm. We will be providing trash bags to volunteers as well as having a “roll-off” trash container available. Afterwards, lunch will be provided for all volunteers at the Bluebird Bistro from 12:00pm – 1:00pm.

Trash bags can be picked up at the site of the “roll-off”, located near the entrance of the base lodge parking lot. Please pick-up any trash along roads (in culverts), vacant lots, trails, open space… and place in trash bags. If items are too large/heavy for trash bags leave by the side of the road and they will be picked up. Place trash bags at the end of the street closest to Village/Lake Dr. and they will be picked up. Or bring trash bags to where the “roll-off” trash receptacle is located. Recyclable items (excluding glass) can be placed in the recycle bins at the Base Lodge.

In addition, any large trash items that you may personally need to dispose of can be placed in the “roll-off” container as long as they meet the following requirements: No TV’s, CPU’s, Monitors, printers/faxes, laptop/tablets, DVD/VCRs, Radios, or Video game consoles.  No Hazardous Waste or Toxic Waste.  No Liquid Waste.  No Refrigerators or Freezers.  No Household chemicals.  No Car batteries.  No Petroleum Products.  No Contaminated Soil. You must bring your Granby Ranch homeowner pass in order to dispose of personal items.

If you are willing to volunteer, please email Tiffany Bliss at Ranch Hall with your name and neighborhood at: tbliss@grcranchhall.com

Please join us to keep our community litter free and meet your fellow homeowners. 

Stop by the grill area at the end of Building 5 on North Star Trail where we will have gloves, cookies, and bottled water. We will help to organize the volunteers so that no areas in the complex are missed.  You don’t need to be there the whole two hours if your time is limited, but 30 minutes to 1-hour can certainly cover a lot of area. 

We will also be available to answer questions about what the Community Outreach Committee has been working on for the rest of 2025 as we finally get started with community events. 

June 21^st – SAVE THE DATE!!!!

As discussed at the annual meeting in August, the HOA recently completed a reserve study. As the property ages, there will be required expenses for things like roofs, parking lots, etc. While we do accrue money into a capital reserve fund, this fund may not be adequate for all the expenses we might expect over the next several years. As such, there are many ways to handle capital expenses. The capital reserve committee has studied the issue and has provided recommendations on how to handle future capital expenses for all members of the HOA to consider. A community-wide vote on the issue will be conducted soon, likely in March. The committee’s report is posted below.

Committee recommendations:

The committee has the following recommendations for the BOD to consider regarding increasing our capital reserve funding over the next five fiscal years:

OPTION ONE: increase the Capital Reserve contribution rate (3% each fiscal year) as recommended by the reserve study with no special assessment. This achieves the goal of increasing the Capital Reserve fund over the next five years. It also allows for special assessments per building if needed at a future date. In our meeting, we agreed that a Capital Reserve balance of $500,000 seems to be more than sufficient. It should be noted that the majority of the committee (five of who responded) favored this option.

OPTION TWO: increase the annual Capital Reserve contribution rate at 2% with a minimal special assessment to achieve the capital reserve balance of $500,000 over five years. Some committee members were concerned about a 3% annual increase in HOA fees that may not end once we reach the five year goal of $500,000. In this option a special assessment of $30,000 could be billed over four quarters.

OPTION THREE: increase the Capital Reserve contribution rate as recommended by the reserve study with the $1,725,000 special assessment. This was met with the most resistance by the committee as we felt that creating a Capital Reserve balance in the millions seems excessive and would be met with the most consternation by owners.

OPTION FOUR: increase the Capital Reserve contribution rate (3% each fiscal year) at an amount lower than that recommended by the reserve study (starting at $277,000 instead of the reserve study recommendation of $352,000) with a special assessment of $400,000 spread over twenty quarters (five years). This achieves the goal of creating a Capital Reserve balance of $500,000 and maintaining the Capital Reserve fund balance over the next five years. This option would also likely to be very unpopular with owners. 

We would also recommend that an annual increase in capital reserve funding for the garages should be a separate line item in the garage capital reserve and maintenance expense report. This way garage owners can confirm that the approved increase is going directly to the garage reserve fund rather than to the general maintenance fund.

The 4th quarter board meeting has been rescheduled for Wednesday, December 11th at 5:00 pm. BVM will be sending meeting details shortly.

The October board meeting originally scheduled for today will be rescheduled. Updated date and time will be posted as soon as it is available.

Thank you to all who have volunteered for our new committees. Membership has been set and committees are getting organized. Committees will report progress to the board during regular board meetings. We will also create space on this web site for committee updates and contact information for the chair of each committee. Thanks again to all who have volunteered their time and talents to help keep KHL a great place to live, work, and play.

Sadly, we’ve only had two people sign up for the maintenance committee, although there seems to be no shortage of opinions on maintenance. The system only works if the community participates. If you’d like to participate in the process, please advise BVM or the board of your interest in serving on the maintenance committee.