Dear Owner,

On behalf of The Boulders Condominium Association (“Association”) and the Board of Directors (“Board”) we write to provide you with notice of an Emergency Special Assessment.  See enclosed Board Resolution. 

This winter, 2023, was a tough one with the record amount of snow and the extraordinary costs associated with its removal. We had up to 10’ of snow accumulate on condominium roofs. The Association experienced a record number of ice dams, cornices, stress fractures, and stress indicators that required that snow be removed from the roof immediately to minimize and/or avoid harm to structures, property and/or residents.

The Association could not have predicted during the normal budgeting process that the snowfall would reach unprecedented levels and could cause significant potential harm to owners and their property if not removed. We also could not have predicted during the normal budgeting process that removal of such unprecedented levels of snow would exceed the budget by $402,932.

Therefore, we are forced to impose an Emergency Special Assessment on all owners, consistent with Civil Code 5610 and Section 5.2(d) of the Association CC&Rs.  Pursuant to the Civil Code and the Association’s CC&Rs, this Emergency Special Assessment does not require a membership vote

EMERGENCY SPECIAL ASSESSMENT
The emergency special assessment is in the amount of $402,932, split among owners based as follows:  $2,490 per two-story detached Unit and $1,992 for all other Units. Payment in full is due July 1, 2023.

Payment options:

1. Payment in full by July 1, 2023
2. Payment in six equal amounts, plus an additional $15 per month administrative fee (total: $2,614 per two-story detached Unit and $2,091 for all other Units). Due in full by December 1, 2023.

Please confirm your chosen payment option and method and return it to CAMCO, 40165 Truckee Airport Road #304, Truckee, CA 96161 no later than July 1, 2023. You can also email info@camcotruckee.com to confirm your selection
and include:
            Name
            Unit address and number
            Option choice

Please make sure to make full payment no later than December 1, 2023 to avoid late fees and costs.  If payment in full or monthly installation is not received by the Association within thirty (30) days of the deadline or each monthly deadline thereafter, it will be considered delinquent and will accrue late charges and interest.  Pursuant to the CC&Rs, the Association also has the right to lien and foreclose on a Unit for failure to pay such assessments. Therefore, please understand that non-payment or only partial payment of a monthly installment of the emergency special assessment has the same serious consequences as your failure to pay your regular assessments.

We thank you for your cooperation.

Sincerely,

Board of Directors of the Boulders Condominium Association

Hi Boulders Owners,
 
This is a follow-on message to my last one, as I’ve had some questions about clearing of roofs and decks.
 
Roofs:
The contractor clearing roofs has been given a (growing) list of issues that have been called in to CAMCO. We’ve asked that he work on those buildings impacted and leave 1.5 to 2’ of snow on all roofs to avoid any contact with the comp shingles. If a roof doesn’t have a large accumulation of snow or present any obvious danger as reported by the owner, he will not remove the snow.
 
 
Decks:
In the greater Truckee area there are decks that have suffered greatly from the weight of the snow. I’d like to remind you that snow removal from our decks in The Boulders is the responsibility of the owner (see Rules, page 20 and CC&Rs Section 6.6). With rain making the snow heavier this is even more important. We understand that while our contractor is removing snow from a roof it may land on a deck. While unfortunate, we will nevertheless have to grab our shovels and move it ourselves (if you can find a place to put it), or let it remain to melt when warmer weather arrives. When removing snow from an upper deck please make sure it doesn’t land on someone below (or your neighbor’s deck!). Please DO NOT call CAMCO to remove snow from decks.
 
Once we get through these major storms we will turn to management of the costs incurred to repair our units.  We will send out a message with specific information about that. In the meantime, please keep any receipts related to repair of damage from these storms.  
 
You are probably already thinking about next year, and so are we. We’ve been talking to companies who may be able to diagnose and help us remedy the impact of excessive snow on our units in the future. More about that in the upcoming months.
 
— Sheila
HOA President