Kicking Horse Lodges

Due to a scheduling conflict, the April 17th board meeting will be rescheduled to the following week. New meeting day and time will be posted as soon as available.

As a reminder, hot tubs are open from 10:00 am to 10:00 pm. Hours are posted on signs at the tubs. As mentioned in a previous post, BVM is working with our vendors to improve the auto-closing capabilities of the gates. Until that work is completed, and in the interest of community harmony, please inform renters that hot tubs are not to be used after 10:00 pm and before 10:00 am as posted. We’ve had numerous complaints about late night and very early morning usage that has been disruptive to those trying to sleep. Violation of the rules may result in fines to the unit owners.

When using the hot tubs, please remember to close the hot tub covers when finished. Leaving the covers off, especially during the winter months, increases the costs to all owners. Also please ensure the gates are closed when leaving the hot tub area. BVM is working with our contractors to install spring closers on the gates, but in the meantime, please ensure the gates are closed.

For those who rent your units (STR, long term, etc.), please remind your tenants to please close the covers to help save precious HOA funds that can be used for other improvements, and also to keep the gates closed.

A reminder that pets are only allowed for owners or long term leases greater than six months. STR renters are not allowed to have pets at KHL. Owners who engage in short term rentals are responsible for the acts of their renters.

The board has been working closely with BVM on open maintenance work orders (WO) items that have been posted through the owners portal and/or tracked by BVM. The board stood up monthly meeting with BVM solely focused on open work orders starting at the end of October and since then BVM has closed out 119 open WO. David, and the BVM team has been actively working to both complete open WOs and get them updated on the portal. If you had open items that were closed out you should have received an email with the notification. Please note that some item were duplicates so one may have been closed but the other item may still be open. You can always check the portal for the open WO associated with your unit. This leaves 23 open WO that the board will continue to track on behalf of the homeowners with BVM until they are resolved.

If you have a WO that was closed, but is still an issue for you, first please check the portal and see if a duplicate WO is still open. If you don’t find a duplicate, please open a new work order using the portal. You can also email the Board with any details that you feel are important for us to know when working with BVM to get open issues resolved.

We are still working on the process to get all of the open order posted to the “Maintenance” section of KHloged.com website. We are on track to have this complete by the end of the year.

We received a question from an astute owner about the reason for boiler inspections. Boilers are gas-fired appliances, and malfunctions can cause issues ranging from annoying to disastrous. The association requires that boilers be inspected annually by a licensed professional to ensure they are working and that the glycol levels are adequate to prevent freezing of the lines. A malfunctioning boiler can cause damage to not only the unit in question, but to adjacent units, which could cause a loss of someone’s primary residence, loss of quite enjoyment, and loss of revenue to those who engage in rentals. As such, ensuring that units are properly working is in the common interest, which is why we require this to be performed by an actively-licensed professional who is current in the building codes. The association provides this service as part of the HOA dues, but also allows owners to obtain their own inspections by current licensed professionals if they so desire. In addition to checking glycol levels and general service, the inspection should also include checking for carbon monoxide and natural gas leaks.

In addition to the inspections, as the boilers age, some units require boiler replacement. Under the building code, and therefore under our HOA rules, boiler replacement must be performed by qualified persons after obtaining a building permit and be inspected by the building department. A faulty boiler installation can cause loss of property and even injury or death to those in the building. As such, the building code and the HOA require this work to be legally accomplished by qualified professionals. If you replace your boiler, or for that matter, perform any work that requires a building permit, please provide a copy of the building permit and all inspections to the management company as soon as practical after the work is complete.

This is for everyone’s safety!

An article appeared in the November 3rd edition of the Sky-Hi News regarding STR and Impact Fees. A homeowner spoke to Nicole Schafer of the Town of Granby to get clarification on the “Granby Ranch Exempt from Impact Fees” part of the article.

The exemption from impact fees is specific to new project and/or construction in Granby Ranch. Each new development is exempt from Town of Granby impact fees for ten years. 

The revised STR bedroom and studio fees will become effective January 1, 2024 and will apply to all STRs registered with the Town of Granby. The $728 per bedroom fee replaces the existing annual fees which were approximately $100 per bedroom. The new fee structure will go into effect only on the date of the annual renewal of the STR certificate registered with the Town of Granby. Nicole said that within a month a letter will be sent to the owners of all registered STRs. 

For more information, please see the Sky Hi News edition from November 3rd, 2023.

A question was raised at the annual meeting about the stair painting that was done in the spring. This question has recently come up again, so for those who weren’t able to attend, we would like to clarify the intent of the spring stair painting.

For several years, we have had the stair treads of the 300 units painted each spring/summer. This painting is limited to the stair treads, and the intent is to repair the damage caused by ski boots each winter. The painting companies bid on treads only, not stringers or other parts of the stair system. Those components may require painting every several years, but not every year. With limited funds, we are simply trying to improve the most abused elements elements as economically as possible. In the past, some painting companies have also painted the hand rails, but they’ve typically done that at no cost. For those that are concerned about the areas that were not painted, rest assured, we were not charged to paint those areas. We have done this for the past several years and intend to continue in the future. Because we have finite funds, there has to be a limit to what gets painted each year and the board is simply trying to maximize the result for dollars spent.

To be clear, we could also have the stringers, risers, decks, and other components painted along with the stair treads, but that would cost more money – money that we need for higher priority projects, such as roof repairs.

As some of you might remember from our annual meeting, we determined a reserve study was necessary. We undertook that work along with Beaver Village Management and have realized, after significant effort, that we are unable to complete the study with only our expertise. To do a study like this correctly requires professional engagement. Therefore, we are going to engage the services a reserve study professional to complete what we began.

It took a great deal of effort and time to realize we needed to outsource this work, but we used the time to try our best to do this without incurring the cost of a professional study. Unfortunately, we were just not able to do so.  If you have any questions, feel free to contact any of your board members or Beaver Village Management.

In the time since all of the front door locks were changed some owners have replaced them with smart locks and a few other locks have failed. As a result, there’s some confusion as to what homeowners should do should their lock need to be replaced.

If a homeowner wishes to replace their door lock with a smart lock that requires a code that code will need to be given to Beaver Village Management so they can have access in case of an emergency or for the annual boiler inspection. If you want to use a keyed lock it needs to work with the same master key as was put on a few years ago.

If your existing lock fails, the HOA will replace your lock at no cost to you.  If an owner wants to replace their working existing lock, that expense is up to the owner.