April 5, 2016

Every spring is the only spring, a perpetual astonishment. – Ellis Peters

Read more at: http://www.brainyquote.com/quotes/keywords/spring.html

NEW!  A free private social network for our neighbors and community.

Nextdoor.com’s mission is to use the power of technology to build stronger and safer neighborhoods. Your have probably seen the notices about this new network on our mailbox bulletin boards. The network will allow Kalmia Court residents to communicate easily online with each other–and if they want—with residents in other Boulder neighborhoods.

We encourage you to participate in this resource — IT’S FREE. Go to this link to join:
You will automatically be directed to the Nextdoor website for Kalmia Court. If you received an invitation to join Nextdoor from another Kalmia Court resident, follow the special link on your invitation to create your account.

As of mid-March, 20 Kalmia Court residents have signed up. Having at least 30 members in our network would optimize the system.

The network has already been helpful for getting recommendations for services, publicizing requests for used items and alerting us to potential dangers (e.g., risks of icy sidewalks after our recent storms). Members can share information about community events and opportunities to share resources (e.g., sharing rides to ski areas). Members can also can use the free Nextdoor classified services advertise services and items they want to sell.

IMG_5689No Parking along Kalmia Avenue

Please note that the city has installed NO PARKING signs along our property on Kalmia Avenue.  Parking there was very dangerous because it obstructed the view of traffic for cars exiting the complex. Many thanks to Board member Kevin for calling this danger to the attention of the city.

agendaConvenient New Location for Board Meetings

All Owners of the KC community—new owners, especially—are invited to come to the monthly meetings which are held on the 4th Monday of the month at 5:30 PM. The next meeting is April 25th. Adolfo has generously offered the use of his unit (2954 Kalmia Ave., Unit 43) making it convenient for owners to attend.

Our meetings are a great opportunity to get to get acquainted with the Board and other owners, and learn how our HOA governance works. Our community is fortunate that we have a highly experienced and committed Board. Our meetings are energetic, fun and efficient.

Homeowners and Rental Insurance

insuranceThe Association’s insurance company recommends a standard HO6 policy to cover damage to your condo and your personal items from lightning, hail, windstorm, fire, vandalism, explosion, burglary, damage from any falling objects, aircraft, smoke or vehicles. This policy also covers damages to any fixtures of upgrades you added on since your move-in date. HO6 policies also provide liability protection.

Our Declarations also require owners who rent their units to have a rental insurance policy.

According to our Declarations, if an owner fails to obtain and maintain such insurance, and an uninsured loss occurs which would have otherwise been covered under the required insurance, the owner will be liable to the Association for any losses the Association suffers.

Loss Assessment insurance – Our revised declarations also require owners to have loss assessment coverage. This insurance protects you in the event of a special assessment for damage to the property’s Common Elements not covered by the Association’s insurance. For example, if the Association suffers from a major disaster (e.g.,wind or hail damage to buildings) that force special assessment to repair. This policy would protect you from sudden, large expenses.

Neither of these types of policies are expensive. Protect yourself and your property. Check with your insurer for more information.

Renovation Loan Payoffs: Progress Report

Hooray! 44 owners (out of 61) have paid off their loans. This means that along with our monthly payments, our Renovation Project loan is about 80% paid off within 5 years.

There is still a possibility the Federal Reserve Board will raise interest rates. Our lender can raise interest rates on the Association’s loan this year. Interest rates are still quite low. If you are still paying off your portion of the loan, consider the possibility of getting your own loan for the remainder. Talk to your financial consultant or tax professional about how you could save money in the 2016 tax year.

For example: Explore the possibility of financing your portion to a tax deductible home equity loan or HELOC. These options may even get you a lower interest rate. Or, if you can, pay off your portion of the loan.

New Snow Removal Company

Snowshovel removal is one of the Association’s biggest—and most unpredictable—annual expenses. For the 2014-15 season, snow removal costs 40% over budget. For 2015-16, the Board contracted with a new company. The contract will allow the Board more control over how often snow will be shoveled. There is still some fine-tuning to be done and it’s difficult to make exact comparisons year to year because of different snowfall patterns, however, this strategy, has already saved the Association save over $12K compared to last season.

Here’s hoping that the snow is done until the fall!

High Summer Pool Party and More

August 9, 2015

You are Invited!

Friday, August 14
5:30-9:00 PM

Get acquainted with our new residents and all the other fascinating people who have lived in Kalmia Court for years!


Light Potluck & BYO Drinks
Bring a dish to share:
Sandwich makings/Hor d’oeuvres
            or Dessert

RSVP by August 13
Email Heather McDonald: hcm331@gmail.com to tell us what you will be bringing

Pool security

While the new key system is working much better than the combination code, in reality, we can only minimize unauthorized use of the recreation area, not stop it all together.  This summer we have had a few unauthorized users of the pool and tennis court. Do not try confront these scofflaws yourself, let the police do it. Make an anonymous call to the Boulder Police non-emergency dispatch line: 303-441-3333

Parking around the island

In the last blog post, we reminded residents about Kalmia Court parking rules. Residents have been a bit confused about how to indicate that they are having guests park at the island. Our new simplified policy is: 1) put a note with your unit number your guest’s car dash and 2) call HAVEN (303-530-0700) to notify them that you have a guest, the guests’ license number, and how long they will be staying.

Remember,  it is never OK for owners and tenants to park in the center island overnight.   This area is for visitors only. Contact HAVEN if you have a need for a temporary exception to any parking rules.

New Rules and Regulations Published

A revised version of the Kalmia Court Rules and Regulations has just been completed.  All owners will receive a hard copy of the document in the mail. You can also read it online: KC Rules and Regs Revised July 2015.  Be sure to read through it carefully. There may be details that you were unaware of.

Those owners who rent their unit are responsible for making sure their tenants get a copy and are responsible for tenant violations.

Kalmia Court Maintenance Matrix

All owners will be receiving a matrix chart by mail that specifies who (Owner or the Association) is responsible for maintaining or repairing different elements of the Kalmia Court property. This is a convenient checklist that you can use for planning changes in your unit or in case of emergencies.The matrix was developed by the Association’s attorney and is based on the Kalmia Court Declaration of Covenants.

Tennis Court Bulletin Boards

Lots of people are enjoying the tennis court this summer.  The general policy is that court use is on a first come basis with a one hour maximum in case of others waiting.  However, a new bulletin board will be installed on the tennis court fence to reserve specific court times. You will no longer need to post notices on the three mailbox bulletin boards.

Short Term Rentals

With the advent of Internet services such as Airbnb and VRBO, a reminder that this kind of short term rental is a violations of the Association’s Governing documents. Owners who rent their units are not allowed to lease for less than 12 months. Owners who are caught renting for “hotel or transitory purposes” using such services as Airbnb or VRBO are subject to fines that will increase with each event (see Kalmia Court Enforcement Policy, revised 2015).

Wondering Where to Find Past Posts of the Kalmia Court Blog?

Even if you have lost track of this blog in your emails, you can always find the link at our Kalmia Court website.  The direct link is: https://kalmiacourt.wordpress.com

The Pool is Open

June 8, 2015


Our community’s pool and gas grill are wonderful amenities but it requires that all who use them protect these resources and respect the rights of other residents.

Pool and Spa

Pool hours: 8:00 a.m. to 9:00 p.m. Sun. – Thurs., 8:00 a.m. to 10:00 p.m. Fri. & Sat.
Spa: 8:00 a.m. to 11:00 p.m.
If you use the pool or spa in the evening, please keep the noise down between 9-11 PM. Residents in the north end of 2938 can hear the noise in their units.

Gate Keys

If you have not yet done so, you can make arrangements to pick it up your key at our property management office – HAVEN Property Managers and Advisors, 1000 S. McCaslin Blvd. Suite 300, Superior (near Costco), 303-530-0700, jrivera@havenpm.com.

As a reminder, there is one key per unit and a $50 fee for lost key replacement.  Owners are responsible for passing along and retrieving their key from their rental tenants.

Pool Area Security

Periodically, we have had problems with intruders and unauthorized use of the recreation area. Please:

  • Don’t let anyone into the area that doesn’t have their key to indicate membership,
  • never prop open the gates and
  • make sure they are closed completely and locked when you leave.

If you are aware of unauthorized users after hours, call the police (911). Stay safe. Do not challenge them.

Gas Grill and Tables

As the saying goes, “Your mother doesn’t live here…”  Please wash the tables, clear the area of debris, and clean the grill and utensils after you use them. There are cleaning materials in the cabinet under the grill and in the restrooms.


A reminder to everyone that there are only a limited number of visitor parking spots.  To be fair to everyone, they are not to be used by owners or renters for extra cars or overnight parking. Please use your assigned spaces or garages.  Owners that violate these rules can be fined:

All parking spaces in the center island and in front of the townhouses are part of the common property of Kalmia Court.  Violators may have their vehicles booted or towed at the expense of the vehicle owner and/or the unit owner fined.

The parking spaces around the center island are intended for short term parking by visitors and residents. Except for emergencies, overnight parking here is for visitors only. Overnight vehicles must display a note in their windshields, with unit owner’s name, unit number, phone number; guest’s name and phone number; and dates of expected use. Visitors may only park for a maximum of 10 days within a 30 day period.

See the KC Rules and Regs Revised June 2013 for the complete parking rules.

Going on Vacation?
Arrange for Emergency Access into Your Unit Before You Leave

Remember that the Association does not maintain a lock box of keys to units for emergency access. Owners are responsible for leaving keys to their units with a neighbor or someone else they trust. Before leaving on any trip, please remember to notify HAVEN who has your key and your emergency contact number.

In any case, make sure HAVEN has your complete contact information including cell phone, email and who to contact in case of and emergency. This information is archived along with your other account information in their system so they can retrieve it quickly if needed.

Planning for 2016 Association Improvement Loan Refinancing

Thirty-nine (64%) of Kalmia Court homeowners have paid their portion of the Association’s improvement loan.

For the 22 remaining owners, there are a couple things to consider in the coming year. Remember that payments toward your portion of the loan are treated as part of your monthly assessment and therefore are not tax deductible.

Regarding interest rates, the Association’s loan is due to refinance early in 2016.  With the Fed seriously considering an interest rate hike this year, there is a good chance that the loan will be refinanced at a higher interest rate. If interest rates do go up, owners with outstanding balances on their improvement loans will have rate increases.

Talk to your financial consultant or tax professional about how you could save money in the 2015 tax year.  For example:

Explore the possibility of financing your portion to a tax deductible home equity loan or HELOC. These options may even get you a lower interest rate.
Or, if you can, pay off your portion of the loan.

Owner Obligations for Maintenance

In recent weeks, the Board has been responding to a number of questions about who is responsible for the cost of repairs within a unit if the cause of the damage comes from outside the unit.  The Association’s attorney has given us the following guidance:

The Association is generally responsible for the maintenance and repair of the common elements, while the owner is responsible for the interior of his/her unit. An exception to this would be when the damage is caused by willful actions or negligence.  For example, if the Association is aware there is roof damage and they fail to repair it, it could be responsible for water leaks that damage a Unit’s interior.  In this case they could be negligent in not repairing the roof damage.  However, if the Association was not previously aware of the roof damage, they are likely not negligent and the Unit owner would remain responsible for repairing the interior damage.  This policy is consistent with Section 21(D) of the Amended Declaration, which states that if the need for repair of the common elements is caused by the negligence or willful act of an owner, the expense and costs associated with the repair shall be the personal obligation of the owner.  In sum, without any negligence or to will act, the maintenance and repair obligations do not change.

If the damage is caused by negligence on the part of the owner (tenant) in another unit, owners are responsible for negotiating how to resolve the liability with the help their respective insurance companies. This is not the responsibility of the Association.

Summer Repairs

This summer we will be painting the 2938 building and the railings at 2946. Units in 2938 will need to remove personal items away from areas being painted.  Stay tuned for more information. This work will be done as weather permits.


The Board is also reviewing bids repairing the concrete around the garbage corral to be done this summer. For this project, the corral and dumpsters will be moved into the guest parking area next to the island, reducing the number of spaces available.  Traffic flow will also be affected as the areas will need to cure. The community will be notified when the work will start.

Here Comes the Sun

April 12, 2015


As the Beatles’ song reminds us: “Here comes the sun!”  (Click on this link to hear George Harrison sing it.)

After a long, heavy winter, we are grateful for the arrival of Spring. The spring flowers are out in force and the Board has been working hard to prepare the property for the coming year.


New Executive Board

Nancy Fritch, President
Kevin Schill, Vice President
Su-Esta Scott, Treasurer
Andrea Meier, Secretary
Ray McCarus, member without portfolio (yet!)

Work Projects
Better weather has enabled the Association to address problems with the 2938 building with first floor condos frozen and broken drains that have caused flooding in their units and some storage areas during the winter.

The Association contracted with RECON Construction Company to do a systematic assessment of the situation. They uncovered a variety of related problems.

  • Raccoon infestations had caused extensive damage on the north side of the 2938 garage ceiling above the store room hallway and storage units. These critters had moved or destroyed insulation around pipes and chewed on electrical wires causing a fire hazard.
  • When they investigated the insulation in some areas where there have been frozen pipe problems,  they discovered that when work had been done in the garage ceilings in the past, the insulation had not been put back properly in some areas.


Over the past two weeks, RECON workers have made the following repairs:

  • Insulation: re-wrapped pipes with insulation below unit #5 in #16 and #22 storage units, and packed more insulation between the pipes and the garage wall, and in the ceiling over Unit #10’s parking space.
  • Heat tape: New heat tape was installed to prevent frozen pipes in #16 and #22 storage units, and over Unit #10’s parking space.
  • Electrical repairs: Repairs were made to the wiring in storage units #1, #2 and over #10’s parking space where wiring to that unit’s AC was repaired.
  • Plumbing: Repairs were made  under Unit #1. The floor drain from Unit # 5 was replaced. The investigation found that pipes under Units #1 and #5  have always had inadequate slope so they did not flow well but these are structural problems which are impossible to correct. The solution will be to have these drains cleaned regularly to prevent them from becoming blocked.

The Board has instituted several strategies to prevent these problems from recurring.

  • We hope that the repair of heat tapes in the areas will prevent or lessen future freezing problems.
  • The drain stacks in 2938 and 2946 will be cleaned annually to prevent accumulating blockages.
  • All future contracts for work in the garage ceilings in both of these buildings will specify that insulation must be properly re-installed around pipes and wiring.
  • The pest control company has identified access points into the garage and closed them.

raccoonCritter Vigilantes Unite!
Having invested in these extensive physical plant repairs, we need your help to keep the raccoon from damaging it again. As much as we love our natural environment and our animal neighbors, we need to take steps to avoid attracting them on to the property.

  • No matter which floor you live on, do not leave food (human or bird) or garbage bags on your decks or walkways.
  • Always close the covers on the garbage and compost dumpsters.
  • If you see raccoon anywhere on the property, notify HAVEN right away.

Keep Your Drains Clear

sinkOwners, especially in the condos, have always had issues with the drains from the kitchens clogging and causing flooding in the units below.  Even with proper use of a disposal, it is still a problem due a bad design in the plumbing drain pipes.  We are going to regularly snake these drains, however, not contributing to the problem would avoid backups in between.

Kalmia Court drains are finicky. Please remember to compost or trash everything you can. Click here for a great list of compostable items that you may not have thought of.

NoSmokeAnti-smoking Rules
It is widely accepted that cigarette smoking is very hazardous for the smoker’s health. There is also increasing evidence about the health risks caused by secondhand smoke. Many people have problems with asthma which is aggravated by smoke. This is why we have the rule that no smoking is allowed on the Kalmia Court property except within your own unit–with all windows shut. We have found that when people smoke on their decks, patios or walkways, residents in nearby units are often impacted. These areas are considered part of the Association’s common elements, so the Association has the authority to forbid smoking on them. Owners are responsible for their tenants and any guests who smoke and who violate this rule.

Hot Water Heaters
water heater
We recently had a first floor owner’s hot water heater fail in 2938.  This caused damage to the unit and extensive drywall damage to the garage ceiling.  All the repairs are the responsibility of the owner of the unit with the failed heater.

BE PROACTIVE! Once your water heater turns 10 years old, it’s a good idea to have it inspected on an annual basis.  These failures are often catastrophic and cause serious damage to the owners unit, other units below, and to the building.


keyThere has been some questions about our previous post on Emergency Keys (read again here).

Our management company has advised us against keeping owners’ keys for liability reasons. In part, the issue is one of expectations. Owners might assume that if the Association has the keys, that a Board member will be available to access the in case of emergencies and they won’t make their own arrangements for emergency access.  It is not the Board’s responsibility to manage emergency access to units.

All owners should make plans for emergency access to their units and notify HAVEN with their complete contact information including cell phone, email and who to contact in case of an emergency.

Maintenance Calendar  


  • Spring cleaning will be going on all over the property
  • Irrigation and fertilization of lawns, trees and shrugs


  • Pool opens: May 23rd.

Thank you for helping us keep Kalmia Court a pleasant place to live.
Your Kalmia Court Board of Directors

Recreation/Pool Area Locks Changed

December 19, 2014

The gate locks for the Kalmia Court Recreation/Pool area have been changed from combination locks to keys.

History:  As a part of the Renovation Project in 2011, the locks for the pool area were changed from a key system to combination.  It was reasoned that this would be easier for members.  Unfortunately it was proven too easy.  There has been problems with the code being widely distributed to non-residents resulting in unauthorized use and even a few instances of vandalism.  Additionally, there was a safety code violation in that a code was required to exit the pool area.

New key system: uses a high security key lock cylinder on one side only; no key is required to exit the area.  One non-duplicatable key will be issued to each Owner. There is a $50 fee for replacement keys.

Owners will be required to sign for receipt of their key. Owners delinquent on their account will not be able to receive their key until it is brought up to date.

Keys will be distributed to Owners at the condos of Board members as follows:

  • Andrea Meier #6 – Saturday 12/20, 1pm – 5pm
  • Kevin Schill #51 – Sunday 12/21, noon and 2pm
  • Su-Esta Scott #61 – call for appt. Monday 12/22 10-6 for 2946 only
  • Nancy Fritch #27 – kalmiacourt@gmail.com for appt. Monday 12/22 10-6 for 2938, 2954, 2962

Starting 12/23, you can make arrangements to pick up your key at our property management office – HAVEN Property Managers and Advisors, 1000 S. McCaslin Blvd. Suite 300, Superior (near Costco), 303-530-0700, jrivera@havenpm.com.  We will also have them available for pickup at the Annual Meeting on January 22nd.

If you would like your renter to pick up your key, send an email from your registered email address to kalmiacourt@gmail.com.  Include your unit number and the name and contact information of the tenant being authorized.

Owners are responsible for passing their key to their tenant and retrieving it on their move-out. When a unit is sold the key will be passed to the new owners as part of the closing.

Happy Holidays!

December 13, 2014

tree 2015 3The year has sped by!  With the current period of warm dry weather, it is hard to believe that we are fast approaching the year’s end. We are happy to report that the Association is in good shape structurally and financially. We wish all of our owners and residents a joyful holiday season and a peaceful and prosperous 2015.

Kalmia Court Needs Your Leadership Skills

We reported in the last newsletter that Adolfo Perez-Duran will be resigning from the Board at the Annual Meeting due to increased demands at work. As of last month, James Thompson decided to resign. We are grateful to James for his careful attention to the planning and implementation of the drainage renovation project on 2938 and 2946.

The good news is that Kevin Schill (Unit 51) has volunteered to take James’ spot on the Board. A Boulder realtor, Kevin brings business savvy, systems thinking, great people skills, and a lively sense of humor to the work of the Board. He has agreed to run for election at the Annual Meeting on January 22.

This means that we will have one vacant Board position for the upcoming Board election. We have lots of energetic, capable people who are owners in this community. We need you to apply your gifts and skills to help us keep Kalmia Court a great place to live. Monthly meetings last about 2 hours. Our discussions are lively, amiable and productive. –And we often go out for dinner and libations at Murphy’s afterwards! Microbrew afficionados, “this Board’s for you ;-)”

In early January, you will be receiving your notice for the Annual Meeting which includes a interest form for running on the Board. It is an opportunity to consider how your knowledge, skills and interests can be used for the benefit of our community. To learn about Board activities in the coming year, please contact Andrea Meier, (Vice President) or Su-Esta Scott (Treasurer) at kalmiacourt@gmail.com (the Board’s collective email address).

Snow and Ice Removal

While winter snows are always somewhat unpredictable, owners and residents need to know Kalmia Court’s policy on snow removal. The goal is to optimize the safety of our walkways and driveway at the lowest possible cost. As in the past year, we have contracted Tall Grass to do our snow removal. They charge by the hour. HAVEN has done a cost comparison with other snow removal companies in the area and determined that Tall Grass’ rate is well under what other companies charge–especially since the elevated walkways on 2938 and 2946 make snow removal very labor intensive.

Tall Grass has told us that it is more efficient to remove snow in smaller increments than allowing it to accumulate. With that in mind, their contract specifies that they should start removing snow on the walkways when 2 inches of snow accumulate in those areas. (Shoveled walkways include: those on buildings, sidewalks in front of buildings and along the driveway and  the direct sidewalk to the back gate of the pool. The sidewalk in park area in the northwest corner of the complex will NOT  be cleared.) The driveway will be plowed after 4 inches of snow accumulate. We have asked Tall Grass to avoid using the bobcat to plow the parking area at night between 9pm and 6am. If there is extraordinarily heavy snow storm, the Board can authorize additional snow removal. When Tall Grass workers are on the property, they will spread ice melt on steps and walkways. Ice melt buckets have been placed in all the stairwells. If you see icy spots, don’t wait for Tall Grass! Help keep your neighbors and visitors safe by spreading ice melt yourself.

Emergency Response Plan

Currently, the Association’s rules require owners to provide a key to be kept in a lock box on the property in case of the emergency. We have found that it is difficult to ensure that we have all the keys of current owners. There is also a liability issue if owners are promised that they can access them in emergencies and there is no one on the Board around to get the keys.  After considerable discussion, the Board decided that this system is impossible to manage and it will be discontinued. The rule will be removed from the Rules and Regulations. Over the next month, the Board is working to develop a new policy to be approved at the regular January board meeting. When it is approved it will be publicized it in an email blast and on the bulletin boards.

Travelling This Winter?
Remember to Set Your Unit Heat at 55 Degrees or Higher While You Are Away

You have undoubtedly heard horror stories about homeowners going away for a weekend trip and were dismayed to return to a flooded house caused by frozen pipes. Don’t let this happen to you or your neighbors! Kalmia Court rules (Section 14) require all residents to keep their units heated at 55 degrees or above during the winter to prevent damage to the plumbing or fire sprinkler systems due to freezing pipes. Owners who do not keep their units properly  heated and the pipes freeze and damage other units in their buildings will be responsible for any damages caused to the Kalmia Court Common Elements and neighboring units.

2015 Budget Completed and Annual Assessment Set

Notification about the 2015 budget and annual assessments have mailed out. You should have received them by now. If not, contact our property manager, Jacki Rivera (jrivera@havenpm.com) at HAVEN to get another copy.

We will review the new budget and answer questions at the Annual Meeting.

HAVEN Holiday Hours

HAVEN will be closed December 24 to January 2. Reopening Monday, January 5. Emergency services will still be available by calling 303-752-6713. (Emergencies are defined as a problem that if left unattended until the next business day would result in ongoing damage to property or a threat to health and safety.)

Mark Your Calendar: Kalmia Court 2015 Annual Meeting is January 22.

Fall 2014 Newsletter

October 5, 2014

IMG_20131025_101202_465Our recent Kalmia Court Newsletter Preview blog summarized the work on the Drainage Repair Project. This newsletter will update you on the status of that project and other activities and actions around the Kalmia Court property. Our aim is to answer questions that we have received and to interest you in getting involved with building a sense of community.

This year, the Board’s attention has mainly been focused on several labor and energy intensive projects including:

  • planning and implementing the 2938/2946 Drainage repair project
  • finishing up warranty issues from the Renovation Project
  • passing the revised Declaration of Covenants document
  • updating the Association Bylaws
  • working with our property management company and an auditor to review financials passed on from previous management company

2938 Drainage Repair: Update

DSC_0010We described the planning process for this project in a previous blog post. The Board solicited bids from five companies and received two: from AGS and RECON Construction Company. On September 13, it accepted RECON’s bid to improve drainage for both 2938 and 2946.

Work began on September 30 and should continue for about three weeks, weather permitting. The trenching in the front lawn of 2938 will allow for the installation of underground pipes from the gutter systems to a main collector pipe. The trenching across the driveway will connect the collection pipe to the main sewer drain next to the island. All the trenches, including the one along the foundation of 2938 will be filled in and re-sodded. In addition, portions of the sidewalk at the north end of 2938 will be removed and replaced.

A smaller drainage system is being implemented in front of 2946 for a problem spot there.

Revised Declaration of Covenants Approval

We did it! Thanks to the 42 owners who enabled us to attain the super-majority required to approve this version. This means that the Association is now in compliance with state regulations. Remember, if you have questions about Association Governing Documents, you can find searchable, digital versions of them all in the “Documents” section of the Kalmia Court website (www.kalmiacourt.com).

Next Steps

This process is not quite complete because the lenders to all owners who have primary mortgages have to approve the declarations as well. This is usually a pro forma process. The Association’s lawyer has notified all holders of all recorded First Mortgages. If a lender does not respond within 60 days, this is considered an approval. We anticipate the completion of this stage by the end of November.

We know that some owners strongly disagreed with the removal of the three contested provisions. The Board decided to take time after the lenders have approved the revised version of the Declarations document to get owner input on ways that would possibly make them more acceptable and put each provision to a vote separately.  Since we have had 18 new owners (29.5%!) join the Association since the beginning of 2012, this will give them a voice in these policy changes, too.


Kalmia Court is at “ground zero” for problems with the Emerald Ash Tree Borer. There are 17 emerald ash trees on our property. If these trees were allowed to die, it  would be costly to have them removed, and it would diminish the appearance of the property.  The Board decided to have our trees treated. This was done last April. Currently, there are two or three dead trees on the property. At the September 25 meeting, the Board accepted a bid to have them removed.

Condominium Homeowners Insurance Policies

Owners are responsible for insuring their units with two types of policies

Homeowners and Rental Insurance

The Association’s insurance company recommends a standard HO6 policy to cover damage to your condo and your personal items from lightning, hail, windstorm, fire, vandalism, explosion, burglary, damage from any falling objects, aircrafts, smoke or vehicles. This policy also covers damages to any fixtures of upgrades you added on since your move-in date. HO6 policies also provide liability protection. Our Declarations also require owners who rent their units to have a rental insurance policy.

According to our Declarations, if an owner fails to obtain and maintain such insurance, and an uninsured loss occurs which would have otherwise been covered under the required insurance, the owner will be liable to the Association for any losses the Association suffers.

Loss Assessment insurance

Our revised declarations require owners to have loss assessment coverage. This insurance  protects you in the event of a special assessment for damage to the property’s Common Elements not covered by the Association’s insurance. For example, if the Association suffers from a major disaster (e.g.,wind or hail damage to buildings) that force special assessment to repair. this policy would protect you from sudden, large expenses.

Neither of these types of policies are expensive. Protect yourself and your property. Check with your insurer for more information.

Preparing for Emergencies

Last week, a sprinkler head burst in one of the town houses causing extensive flooding. The management company was unable to contact the owner, so the fire department had to break in through the garage door to turn off the water. Please make sure that the management company has your correct contact information–especially your current cell phone number–so you can be contacted quickly in the event of an emergency.

Management Company Rebranding

You have already received notice of this change, so this is just a reminder. As of September 15, our management company, Countryside Asset Management,  has moved and changed its name to:

Haven Property Managers & Advisors
1000 S. McCaslin Blvd., Suite 300
Superior, CO 80027
Phone: 303.530.0700 * Fax: 303.530.0217
Office Hours: Monday – Thursday 8AM-5PM Friday 8AM-1PM

Jacki Rivera will continue to be our community manager. Her new email address is jrivera@havenpm.com

Upcoming Changes

Changes in the Association’s Fiscal Year

To accommodate the requirements of the Renovation Project loan, the Association changed its fiscal budgeting year from January through December to March through February. Our property management company has advised the Board that it would be advisable to return to the more conventional fiscal year. The Board approved this change to start in January 2015.  This means that any changes in dues will now start in January.

Renovation Loan Payoffs

The policy covering payoffs of owners portion of the Renovation loan has also changed. Owners can now pay off all or a portion of their Renovation loan at any time without additional fees.

Opportunities to Serve the Kalmia Court Community

Kalmia Court relies on volunteers for its governance and corporate wellbeing. We know that KC owners are a smart and capable bunch. We need your vision and your energy!  We encourage you to apply your knowledge, skills and talents by serving on the Board. The Association also has a few committees and ad hoc working groups. Their work is periodic and more limited in scope.

We have an excellent working relationship with Haven Property Management and Jacki, our Community Manager. To expedite decision making and reduce the number of meetings, the Board has the authority to discuss issues and make decisions virtually, and then ratify them at subsequent board meetings. We do much of our work via email and use Google Docs to collaboratively work on the Association’s policy documents and other kinds of communications. (Even if you aren’t familiar with Google Docs, we are happy to train you. It’s a useful skill for lots of purposes!).

Are you an owner who is new to the community? Have you had positive experiences working with boards of directors for other organizations or homeowners associations? Don’t be shy! We need you to join us in this work. If you are interested in being active in the community but not ready for Board service, volunteer for a committee. It’s a great way to get to know other residents and learn how our community works. To learn more about the roles and activities of the Board and committees, contact Vice-President Andrea Meier [kalmiacourt@gmail.com].

Board Membership Changes

Adolfo Perez-Duran has served on the Board of Directors since October 2010. He has been a valued team member, doing wonderful job in helping to oversee the completion the Renovation Project. As treasurer, he has worked with the management company to complete the financial review. He was re-elected for another term at the 2014 Annual Meeting. Since then, however, he has changed jobs and his new responsibilities make it difficult to continue to serve. He will be resigning from the Board after the 2015 Annual Meeting. With Adolfo’s departure from the Board, townhouse owners will be losing their representation. (Townhouse owners, make sure your interests are known. Run for the Board!)

Architectural Control Committee

This committee reviews requests for changes in owners’ units that are covered under the limited common elements policies of the Association’s Declaration. When owners submit applications, committee members review proposed designs to insure that they are in compliance, and make recommendations to the Board. Applications are then subject to approval by the Board. Current members are Tom Whitmore (Unit 6) and Nancy Fritch. Nancy has been on the committee for over 15 years and would like to step down as soon as possible. We celebrate her dedication to our community.

Improving Community Communication

Building community and protecting privacy are two competing values. We welcome the eighteen new owners who have joined the Association in the last two years and tenants who share our property. Under Colorado privacy laws, the Association and the Management Company cannot share any contact information about owners. We encourage you to take the initiative to get acquainted with your neighbors, discover your shared interests, and share resources.

Residents have also commented that Kalmia Court lacks a way of regularly communicating information and opportunities. Lots of this kind of information is available in the Board meeting minutes, but we know that most residents do not go to the Association website to review them, and this information is not accessible for tenants.

We are starting this newsletter blog to address this need, but need your help. Do you like to write? Do you have experience crafting newsletters for other organizations? We are seeking one or two volunteers who would enjoy writing a short bi-monthly e-newsletter. The Board, the management company, and other residents will help to develop the content. If this idea appeals to you, or if you have suggestions about the kind of information you want in newsletter, contact Andrea Meier [kalmiacourt@gmail.com].

2938 Drainage Repair – FAQ

September 13, 2014

What is the problem?

There has been drainage and water infiltration problems around the 2938 Buildings since the property was constructed. One of the main goals of the Renovation Project was to correct the severe degradation of the foundation caused by water over 25 years. The work that was completed in 2012 fixed many known structural problems, but some leaks remained. The trench was dug in order to access the foundation, test for and correct these problems with further sealing of the foundation.

Why has it taken so long to resolve the issues and close the trench?

It took time to identify what caused the leaks on the east wall of the garage and then to negotiate with AGS, our contractor, about what part of the work would be covered under their warranty. We brought in Martin & Martin Engineering as consultants to review the specifications, inspect the work that had been done originally, and to monitor AGS’ corrective work to insure that it was done properly. Additional sealant was applied to the foundation.

DSC_0617Why has the trench remained open?

As a part of a comprehensive solution, Martin & Martin reiterated their suggestion to hire a water engineer to address the root cause of the problem.  Keep the water away from the foundation and avoid future problems. We want to make sure we never have to address this issue again.

Instead of closing the trench and reopening it again, it was decided the most cost effective solution was to leave the trench open and solicit bids from a water engineer to design an overall drainage solution for the front of 2938.

What are the next steps for remediation?

Splash Engineering, was selected to design a solution. The design work took 6 weeks and has now been completed.  It includes extending pipes from the downspouts to pipes under the lawn in front of 2938 that will go to a collector pipe running under the sidewalk. The collector pipe will channel water under the driveway to the main sewer. These changes are designed to eliminate most surface drainage. An added benefit to this design is that water should no longer sheet across the walkway and freeze into ice.

What is the expected date for completion?

A request for proposals has been sent to five contractors, with the aim to approve a contract and complete the project by the end of October, weather permitting.

We appreciate everyone’s patience and understanding as we resolve this important issue.


Kalmia Court Board of Directors

Into the home stretch

August 2, 2012

While things remain fast and furious, we are heading into the home stretch and  I thought another progress report was about due.

I reported on most of these items at the Board Meeting last Thursday night but for those who could not be there you will likely get many of your questions answered by reading on.  If you were there, read on anyway as there are several updates on progress since Thursday.

I met with Martin/Martin Engineers and AGS Construction early last week to discuss the few warranty items still  left on their punch list.  Of the more than 100 leaks we had in our structures before construction there are about 5 or 6 that remain.  Most of those are relatively simple to correct but a couple of them are being quite stubborn.  That  said, they will be whipped!  Both the engineer and contractor will be back on site in  the near future to resolve ALL of the leaks.

The contractor is swamped with his current new jobs but that does not mean our job is not important or that it won’t get done.  It only means that they have to fit it into their schedule and that takes time.

While they are here there are other items that they will address including the stucco which has a few more repairs both to the original work as well as to the work already completed that has since been damaged.  They will also repair/re-paint  the top caps on 2946 which have shrunk since installation causing them to have gaps at the miter cuts and peeling paint in those same locations.  In addition, they have a few paint touch-ups to address and a few places where the concrete deck coating has delaminated and will need repair.   The 3X12 plank decking installed on 2946 elevated decks has dried and shrunk during this hot and dry summer.  This has caused some of the screws to pop.  They will re-drill and place new screws, replace some planks that are too bad to repair and belt sand other planks to eliminate trip and fall hazards.  All of these items are small jobs but added together will mean enough work to have them out for a few days to complete it all at once.  I’ll keep you posted on scheduling but expect it to be soon.


All gutters have now been cleaned, adjusted and tested. I have investigated what it would cost to have electrical snow melt coils installed in the gutters on the front of 2938 and 2946 to prevent ice buildup. 2946 has the necessary wiring, 2938 does not. I am still waiting for a final estimate from the electrician for this project before making recommendations.  One other point, we are still  finding a few minor places where the gutters have negative slope and do not drain properly.  If we ever get any appreciable rain again and you notice such a point, please let me know so I can have them back out to fix it.

The screens doors coming down and going into storage is the only expense left in the category of bird mitigation.   I am guardedly optimistic that we have solved the issue for this year and can discuss next year whether we want to take our chances and leave them down.  I’ve only found 2 swallows that have built partial nests  this year and was able to destroy both before they had time to lay eggs.  I have also scared a few birds out of the south tower to 2938 and a couple of townhome garages.  There is money left in the budget  to remove and store the screens again this year.  We’ll deal with next year when it comes.  One more point, a couple of the screens under the decks at 2946 have blown down and like so many small tasks is taking a few days to get the contractor out to put them back in place.  Soon though, I  promise!

Let’s talk about Landscaping.  We will not have the money to complete extensive landscaping.  My goal is to achieve a remake of our entry including a new or renovated sign, a clean-up and freshen up of most common areas, a re-do of the island at the south of 2962 and north-west corner of 2954, a completely renovated irrigation system, strategically placed rock around the buildings and the  fencing to protect  them  from irrigation stains/damage, and walk paths of gravel in strategic areas necessary for safe passage including the rear of 2938 and to the east of 2946 leading to the new gate. Also left from the original landscape job which was part of the construction at 2946,  a dozen or so plants are to be planted.  Keep in mind when you look at the images of the entry and in  the front of 2946 that they are ideas only and that they are when the plants are more mature as they will be in maybe 3-5  years  or so.

The most significant project will be the grading/drainage issues at the rear of 2962 and the north side of the tennis court and pool house.  This project requires the services of a civil engineer.   The Board voted at the meeting to retain the services of JVA Engineering over Martin-Martin as they are a local firm and gave us a much better quote to do the work.  They will start their work with a survey of the areas in question.  That survey will take place this Friday.  Once they have the survey complete, they will draw plans for proper grading and drainage and it will then be ready for bid.  Once the contractor has been hired and the work begins, JVA will regularly inspect the work to  assure accurate and effective end results.  I still remain optimistic that we can complete this work before the snow flies.

Also significant is the need for a major prune to our trees.  It has been years and we are past due.  I’ve got two quotes in hand and expect three more by the end of the week.   I am only specifying for removal of  trees that absolutely have to come out.  I’m working from the tree study that we had done previously and it has proved invaluable for this job.

All of the landscaping is going to be expensive and the  Board will  have to discuss the overall strategy going forward.  This has been a far more complex process than I had anticipated but I still feel good about the schedule and also think that we can determine how to achieve maximum results and still live within the budget.  The reserve study also has allocated $ in each of the next several years for items that we may have to defer.

As you know we have a lot of concrete work to do.  We had a number of comprehensive quotes before the project began last summer.   The strategy here will be to take all the quotes we got last

year and to update them and then to prioritize the work until we run up against a budget wall.  We can then decide if any contingency $ should be spent on concrete.


In addition to an overall clean up of the common areas once all construction is complete we will power wash and re-stripe parking spaces in garages at 2938 and 2946,  guest parking spaces on the island and miscellaneous curbs (e.g., fire lanes in front of 2938).  This work should be completed under budget and really freshen all of those areas.

The fence work is complete except for steel frames that are to be installed all the way around the two gates.  Those 6X6 posts on each side of the gates have shrunk, expanded, shrunk again and in one instance split down the middle from  top to bottom.  What this has done is to make the openings too wide at times and too narrow at other times meaning that the gates either will not close or will not open.   These steel frames will eliminate the expansion/contraction from infringing on the gates and should make them  open and close correctly all of the time.  The steel frames are constructed and are at the powder coater as we speak.  They will likely be installed by no later than the end of next week and hopefully sooner!

All of the plumbing backflows have just recently undergone their annual inspection.  All passed and were certified for another year with the City and State.

All plumbing work has been completed now except for the drains in the garage that need to be run under the concrete – I believe there are  3 of  them and hose bibs will be installed to the rear of 2938 and 2946 where we have always needed them and never had them.

A short punch list remains for the electrician and other than that the only major items for him will be the gutter coils electrical mentioned earlier if we move ahead with that and the installation of more outdoor lawn lights at the entry , center island and trash corrals.  That work will be coordinated with landscape and concrete work.

The interior ceilings and wood walls and doors in the garages at 2938 and 2946 will be painted.  This will be coordinated with the power wash and striping to be done in those garages so as to inconvenience those residents as few times as possible to accomplish the entire job.   We may also be painting  the top cap rails on 2938, a decision the Board will likely make at next month’s Board meeting.

The work  is slated  to convert the door closer spring motion sensors to digital light emitting sensors in the elevators.  No more closing doors on your grocery cart and on your own self for that matter.    This is part of our reserve study work for this year and the Board authorized the contract at last Thursday’s meeting.  It should be complete by the end of the month.

Has anyone noticed the new ironwork at the pool house on the windows at the north side.  It looks good and will serve to deter intruders all at the same time!

Also in the category of “have you noticed” are the new garage signs.  The entrance, exit and slow speed signs were just installed.  They look good and should be effective in keeping people from going the wrong way, from speeding and from parking in unauthorized parking spots in the garage.  Let’s hope so!


Final recommendations on locksmith work including new locks and re-keying will be forthcoming.  It will be about the last thing we do on the project as it almost always is with any construction project.

The steps to the mailboxes are being fabricated as we speak.  Once they are finished they go to the powder coater to be coated to exactly match the mailboxes. They should be installed within the next two weeks.  They should satisfy all  concerned including our residents, the City of Boulder and the USPS.  Pictured here is Jesus Ramos and his wife on one of the new steps in progress.   They are the steel fabricators who fabricated the rails at the south end of the pool and the new iron work on the pool house windows.  They do excellent work at reasonable prices.  I’d recommend them to anyone!

The bike racks are ordered and  are expected to arrive about August 18.  We’ll have them installed soon thereafter.  The Board decided  on two racks for 4 bikes at the space in the 2938 garage leading to the elevator and 4 racks for 8 bikes at the north end of the garage in the extra space there.  The Board also decided on the inverted U designed racks that are thought by most bike aficionados to be the best choice.


Wrapping up, look for the new step stool at the trash area.  The lids to the bins are high and heavy and sometimes a little step will really help.  Please use it carefully and always put it back in place when you’re done. 

One quick additional note, the new house numbers should arrive any day and we can get them installed as soon as they do.  These are the numbers that the Board selected after reviewing a wide variety of styles, colors and sizes at several meetings.  I hope everyone likes them.   I’m sure most of you will!

That about covers it for one more time.  As always, thanks for reading and I continue to appreciate your cooperation, your support and your patience.  We’re almost done, stay optimistic, I am!


Project Update

July 17, 2012

As the summer moves along so does the project.  I’ve had a number of questions lately so it seemed about time for a new project update.

Some have wondered why this all takes so long?  It’s a good question.  Last year at this time we saw countless workers here all day long day after day, week after week.  Comparatively,  it seems like things are going in fits and starts this summer.  Last year we had huge contracts to be performed by a few contractors.  They were long-term projects with start dates, target finish dates and specific contracts and budgets.

That remains the case with pending projects like the landscaping and concrete work to be completed later this summer.  But with many of the smaller  punch list oriented jobs, each individual item has to wait until enough work has accumulated to justify getting that particular trade on site.  If we call them out for every single job, we get charged a trip charge for every single job as well as the time it takes for them to gather materials, etc.  All of that time means money.  We can, have and continue to save a considerable amount of money by carefully planning and accumulating full days of work for the individual trades.

Some examples of this waiting include projects like the single piece of siding on the back of the pool  house that has been missing since we removed the old fence.  No  one was more ready than I was to get that replaced, but, it had to wait until there was enough work for a finish carpenter to come out and make a day of it.  That day has finally come. The repair to the siding,  the finish of the entry area to 2938 and a couple of other misc. carpenter tasks were completed yesterday.  We’ll prime today and hopefully paint by the end of the week. 

By the way, someone asked why we removed the fence in the back of the pool house anyway.  It saved us about $3,000 on fencing and helped with drainage issues behind the pool house.  Once we get the siding repair painted and the windows covered, it will look very nice and we’ll have saved around $1800 to $2000 net.  Again, it’s all about getting the highest quality job for the money spent!

Speaking of the painter, some have asked when we will stain the fence.  We have to move the irrigation that is next to the fence that is spraying the fence. That has to be remedied before we stain the fence.  But, prior to having  the irrigation moved, we need to complete the landscape plan.   Much of that design work is complete, however, due to drainage and grading issues at the front of the property, a civil engineer has to do a survey and complete engineering designs and drawings.  A civil engineering firm has been out and recently presented their proposal.  Once everything is in motion, you’ll start to visibly see what has been going on for a while now.  Without proper planning no project ever goes well.  Once the plan is in place and the work begins, it will go amazingly smooth and fast.

There are a number of other misc. painting sites all around and they will be forthcoming soon too.  That may include the top caps on 2938.  The Board will have to decide on those at their next meeting which is next Thursday night, July 26.

The really good news is that we are still on schedule for a fall completion of the project and we are still under budget, project to date.  I realize it is hard to remain patient this close to the end. It always is. Hang in there!  It will pay off in the  long run.  We are almost there.

Several points worth mentioning…The lawns are coming back after the severe stress of that outrageous heat wave and the irrigation malfunctions.  The grass in front of 2946 experienced a draught related fungus. With the easing of  the temperatures, rain and lots of irrigation, they are almost back to full health.  A further note on the irrigation,  our new controllers are installed and almost fully operational.  They are computer controlled so that they can be set and adjusted fully remote as conditions dictate.  They also have electronic connections to rain gauges on the property and automatically adjust themselves when there is rainfall in amounts sufficient to support the lawns.

Another question asked has been when to expect the signs to the garage entry and exit at 2938 to be re-installed.  The no parking signs are on order and the entry/exit signs from before the project will go up  as soon as the new signs are in.  I should be notified of the expected delivery date of those signs today.  Those are just a few of the several signs that will be made and installed in various areas of the property over the next couple of months. If you know of the need for a sign, let me know.

One place you may have seen progress is with the new handrails on the stairs at the west end gate to the pool/tennis court.  I  think they look very sharp.  It took forever to find a craftsman who could and would do the job at an acceptable price.  Now that that contractor has been found and has done such good work, I’m working with him on solutions for the steps at the mailboxes and coverings on the windows at the pool house. When you can’t see the progress being made behind the scenes it makes it difficult to feel that things are getting done.  I understand that.  Please realize that the nature of the work this summer  is that it seems like you go forever with nothing getting done and then one day all of a sudden, results!

Someone recently asked if we were still going to have lights at the trash corral and the answer is yes.  They will be some of the last items installed.

Completion of the punch list continues.  Although items are continually added,  net-net, the list is getting shorter.  If you have seen something new that you’ve never mentioned before you can email me and I’ll take a look at it.  If I don’t get back to you, it does not mean I’m ignoring you, it probably just means that the item you mentioned is underway and will be completed on schedule.

One item on that punch list that has recently received a lot of attention is the gutters.  Since the heavy rains a couple of weeks ago the repairs noted in areas that were deficient have been repaired.  The next rain, it looks like it could be any time, please continue to look at the gutters and report any additional or new problems.  As for now, all areas that have been reported have been repaired.

Oh yeah, the last blog stated that the combination on all of the gates would soon be changed.  However, due to several circumstances that have been beyond anyone’s control  there will be a delay in that change.  There is still some final adjusting to do on one of the gates.  One of the 6×6 posts split half way down the middle and was replaced yesterday, several  of the 6×6 posts are shrinking and swelling which makes them intermittently too wide or too narrow.  A steel frame is being built and installed to solve that issue. All those repairs,  coupled with the fact that we have a few units on the market right now and realtors want access to those gates makes me reluctant to change the codes just yet.  It does cost money to change the codes and doing it only once is preferable.  So for now, they stay the same.  You’ll be given plenty of notice before they do change. 

A couple of additional important notes, first, please use the compost bin in the trash area.  That is especially true for you who live in the condo buildings.  As you know, especially in 2938, we have long-standing issues with the drains from the kitchens clogging and flooding the units below.  We are going  to undertake a regular schedule for cleaning those drains, however, if everyone would compost most of the materials that they have customarily put down their disposal it would be a very GREEN solution. It  would save the “green” it costs to clean the drains as well as be “green” for  the environment by eliminating most of that waste that goes down the drain.  I have information on under-sink compost bins and compostable bags.  For information email me.

One final note, at the Board meeting on June 21, the Board adopted a no smoking policy at Kalmia Court Condominiums.    Smoking is now strictly prohibited on all General Common Elements and Limited Common Elements as well as all Restricted Common Elements within  the Project, including all walkways, drives, streets, parking spaces,  balconies, decks and patios.  Smoking is allowed within the Units as long as the smoke remains contained within the Unit and is not detectable by smell or otherwise inside other units or on any of the Common Elements including balconies, patios, and decks.

That’s it for this time.  Thanks for reading and I’ll be back to you once there is more to report.



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