We've been receiving some calls and e-mails in regards to the "bobcat" that is located at the community.  DCM&R is the snow removal contractor for the community and have found with the large amount of snow that the community has been receiving over the last 5 weekends (weekend 6 of snow fall is approaching) they have found that leaving the "bobcat" at the community allows them to better serve the community in snow removal.  When snow gets too deep, they are unable to pull the trailer that the "bobcat" rides on from community to community, thus requiring some communities to miss out on the snow clearing capabilities.  Without the "bobcat", snow removal costs increase as more hand shoveling is required.

Yes, parking in the community is a premium when those in the community do not utilize their garages for parking and a "bobcat" parked within the community takes up one of those spaces.  The question though should be, is the community willing to pay more for snow removal if the "bobcat" is not at the community and accessible freeing up one parking space, or is it better for the community to have the "bobcat" at the community to help with all the snow removal?

Can we say that snow is expensive?  It's great for the high country and bringing dollars into the state of Colorado for recreation but when it comes in big doses to the Front Range of Colorado it brings high costs and declarations of "State of Emergency" to allow for federal dollars to aid in the cost of removal.

Between December 18, 2006 and January 8, 2007 the Colorado Department of Transportation has spent $7.1 million dollars on snow removal for the front range and eastern plains and that number is expected to grow as the bills finish coming in. 

Here are some comparisons:

Denver proper (not the suburbs) has spent $3.7 million for the same time period. 

The Townhomes at Red Hawk has spent $19,935 for snow removal during the snows between December 18, 2006 and January 8, 2007 over the 17 acres within the community.  To help the community if any large snows fall, the snow removal company the community is under contract with is leaving a CAT within the community as it is impossible to bring it to the community on a trailer with large snows.

Some HOA's are pulling money from reserves to pay for snow removal.  Others are looking at special assessments (a "one time" charge) to cover the snow removal expenses.  While other communities are finding that they do not have the funds in any of their accounts (operating or reserves) and that the homeowners will not authorize a special assessment to cover the snow removal expenses. 

I'm sure everyone in the Denver Metro area is hoping that the snow will slow down.  Yes, the moisture will be good for our water reserves and the plants but where can all of the snow piles go?  I know that my mom that lives downstream between the North Platte and South Platte river is going to make sure that her flood insurance will cover everything when the snow begins to melt.

One question that A Vantage Properties receives, "What does the dues I pay cover?"

The monthly dues for The Townhomes at Red Hawk HOA include the following: water service, sewer service, trash service, insurance for common areas, snow removal, landscaping services, street maintenance within the community, electric for garage lights and street lights within the community, exterior maintenance, management company services, reserves for future repairs and replacements, and other miscellaneous items.

Did you know that if each homeowner needed to contract for their own trash and recycling services with a tote (trash can) the service would run anywhere from $15 to $20 per month?  So add that to the amount you would pay each month without an HOA including this as part of the dues.

If someone had a single family home the size and make up of each townhome, they would be paying an additional $25 a month (minimum) for insurance on the single family home.  So add that to the amount you would pay each month without an HOA including this as part of the dues.

Per Castle Rock's December newsletter, Town Talk, which was included with the water bills the HOA pays, the town of Castle Rock discusses the increases in their charges for service.  The charge for wastewater has increased by 14% for 2007 alone!  On their web site, the Town of Castle Rock discusses where their water rates are in regards to the entire Denver Metro Area stating that they are not the highest but in the top tier - Broomfield and Roxborough are higher than Castle Rock.  A base rate for Castle Rock single family homes in 2006 was $55 during non summer months and $100 during the summer months, making the average monthly water bill for a year $75 per month.  So add that to the amount you would pay each month without an HOA including this as part of the dues.

If you lived in a single family home and hired the "neighborhood teen" to mow the yard, the average charge is $25 per mow.  Over a course of a summer, bare bones minimum, you would be paying $500.  Divide that per month and at a minimum your average would be $42 per month paid towards lawn maintenance.  So add that to the amount you would pay each month without an HOA including this as part of the dues.

If you lived in a single family home and hired that "neighborhood teen" to now clear the drive and walkway for each snow fall, the average charge for an inch of snow would be $25 per clearing.  This one is a tough one to find an average as the season this year has not been average but per the television stations the average snow fall for the metro area is 35 inches.  With this average and a charge fo $25 per inch we would be looking at $875 total to clear snow, which divided over a year would be $73.  So add that to the amount you would pay each month without an HOA including this as part of the dues.

So far we are up to a total "cost" of $235 per month with dues as of this writing being only $150.  And we've not even talked about putting money away into savings for the roof that needs to be replaced every 15 years or so, or the exterior painting that will need to be completed every 5 to 10 years, or the replacement of trees and shrubs that didn't survive the winter, or the electrical for the garage lighting and street lights within the community, or someone to coordinate contracts and repairs, or tax preparation, or the repair and replacement of gutters, windows, and ...  If you were putting money away each month into reserves complete these items (capital improvement) you would be looking at another $144.50 per month.

Most people move into a townhome or condominium community for two reasons - the price to invest is usually lower (the price of the property) and the need to complete exterior maintenance is minimal.  I don't believe that people purchase a condo or townhome to loose their investment value because of neglect of the common areas or to get services for free.  With that in mind, currently, the owners of The Townhomes at Red Hawk are receiving a value worth $379.50 per month for only $150.  What a deal can be found in the dues at The Townhomes At Red Hawk Homeowner's Association!

As of April 1, 2007 dues for The Townhomes At Red Hawk increases to $175.  This is still a great deal!