June 1, 2023

Dear members of The Boulders, 
 
Deck inspections are being required of the Association by the State of California to ensure compliance with SB-326, the “Balcony Bill”. SB-326 is a law that was passed by California requiring elevated decks be inspected by a structural engineer to guarantee the structural integrity and safety of said deck. These important safety inspections will be performed on Thursday, June 8 by Bergeman Group, a construction management firm.  A structural engineer will be onsite doing the SB-326 inspections. He may climb onto any given balcony to inspect the structural integrity of the wood framing tied into the main building structure. These inspections will not be intrusive but if you have any concerns for the items on your deck, please remove them.
 
Feel free to reach out with any questions.
 
Best,
 
Eric Wicks
Community Manager

Dear Boulders Owners,

This is a follow up communications regarding The Boulders Emergency Special Assessment.

This notice is to provide you with important information regarding the payment methods for the 2023 Emergency Special Assessment.

These options are available whether paying in one payment or in six equal payments

Please review the following options and choose the one that best suits your preferences:

1. ACH Program Authorization:
   
   If you are currently enrolled in our ACH (Automated Clearing House) program, you can simply email CAMCO at [email protected] to authorize the withdrawal of the special assessment. Without this authorization we will not draft from your account. Owners need to submit this authorization by June 25th to make the July 1st ACH batch.
   
2. Bank’s Online Bill Pay Feature:
   
   If your bank offers an online bill pay feature, you can use it to make your payment. Simply add the HOA as a payee using the information below and schedule the payment accordingly:
   
   Payee Name: The Boulders Condo Assoc.
   Account Number (BOU####) or Condo Address: 
   Mailing Address: 40165 Truckee Airport Road, Suite 304 Truckee, CA 96161
   
3. Check by Mail:
   
   If you prefer to make a payment by check, please make it payable to The Boulders Condo Assoc. and mail it to the CAMCO office address.
   
4. PayLease – Card Payment:

For those who prefer to use a card for the payment, you may utilize the PayLease platform. This platform applies a $3.95 service fee if you pay from a bank account (ACH). If you pay with any credit card or PayPal, the platform applies a $3.95 service fee, and an additional 3.5% of the special assessment amount charged. Please contact CAMCO to assist with setting up a Paylease account.


Kind regards,

Cassidy Wicks
CAMCO   I   Association Manager
40165 Truckee Airport Road, Suite 304 Truckee, CA 96161
Office: 530.587.3355   I   Fax: 530.587.3337
[email protected]

Dear Owners, 

As you may know there were numerous units that experienced some type of interior damage this winter – some from snow load stress, others from water intrusion. We attempted to minimize the extent of the damage by reducing the snow load and/or removing an ice dam as soon as a problem was reported. We’ve had a few owners request that our property manager perform the required repairs to the interior of their unit. This is beyond the scope of work of our property manager.  All interior repairs are the responsibility of the owner regardless of the origin of the damage (see Section 6 of the CC&Rs). The owner should make arrangements to have their unit repaired using a contractor of their choosing.

There are also questions about filing a claim against our HOA insurance. We have checked with our insurance agent. She told us our insurance policy does not cover damage from snow/ice dams unless there is a collapse of the roof (fortunately this did not happen).

I sincerely hope we have a more normal winter next year. For those of you who were not able to join the board meeting last week, following is a summary of what we are doing to address the impact of these last two winters.

Last year we spent quite a lot to repair heat tape, replace bad breakers, and repair gutters. We also added some heat tape, although not as much as we wanted to due to the early storms. Most of us understand that while intrusion of water can be a result of ice dams, it is not necessarily an indicator of a problem with a roof. However, due to the number of incidents we want to look at what we’ve seen over the past two years from a more holistic perspective, and formulate a strategic approach.

Accordingly, last year we found a roofing consultant to work with us to assess all aspects of our roofs and advise us on the best approach to take to minimize water intrusion. Due to an unforeseen conflict of interest, this effort was not successful. This year we have once again identified and engaged three companies that will each send us a proposal. We will move forward as quickly as possible to select one consultant and get their recommendations.

We have no idea what the experts will recommend, or how long it will take to implement  (assuming we can even find available labor). But be assured that we are making a concerted effort to detect and remedy any roof-related issues we may have in our community.

Please let me know if you have any questions.

— Sheila
    HOA President

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 [email protected] 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