Frequently Asked Questions
If you have any additional questions not addressed in the FAQs, please contact the Board of Directors at firstname.lastname@example.org or Alpine Property Management at email@example.com or by phone at (406)995-7211.
Main Parking Lot Plow Day Schedule 2013/2014
UPPER LOT LOWER LOT
December 3, 2013 December 4, 2013
December 17, 2013 December 18, 2013
January 7, 2014 January 8, 2014
January 21, 2014 January 22, 2014
February 4, 2014 February 5, 2014
February 18, 2014 February 19, 2014
March 4, 2014 March 5, 2014
March 25, 2014 March 26, 2014
· All vehicles MUST be removed from the lot by 9:00 am on plow days. Any vehicle left in the lot will be towed at the owners' expense without warning or notice.
· Vehicles may be moved back after 2:00 pm the same day.
· During the plow hours, cars may be parked in the Overflow Parking Lot.
Please take note that recently we have had multiple water heaters fail at the association. The Board sincerely asks that you check your water heaters for any issues that may have arisen in the past years. We recommend Gallatin Valley Heating and Service (GVHS) to perform a routine check of your water heater. They have completed several replacements of water heaters recently at Hill Condos. GVHS may be reached at (406) 570-5893.
It was also suggested by a member of the HOA that any owners remodeling their bathrooms should install hot water overflows and drain containment systems.
Thank you for your prompt attention to this matter.
Q: Who should I contact on the Board if I have a question?
A: For immediate assistance, call the Alpine Property Management (the property management company responsible for the Hill Condominium Association) at (406)995.7211. Or send an email to firstname.lastname@example.org.
Q: Who is responsible for Association Management?
A: The Association Manager is Alpine Property Management, with Tracy Tooker serving as your contact. Tracy can be directly reached at (406)749-1531. To reach the office directly, please call (406)995-7211 or email email@example.com. Alpine Property Management's mailing address is PO Box 161758, Big Sky, MT 59716. APM is located at 175 Aspen Leaf Drive in the Big Sky Town Center, located between the Hungry Moose Market and the Big Sky Fire Department.
Q: What are the responsibilities of the Association Manager?
A: Please click here to see the list of Alpine Property Management's responsibilities at the Hill Condos.
Q: How does the Association communicate pertinent information to unit owners?
A: If you have signed up for paperless savings with the Association, you will receive all notices electronically. If you have not signed up for paperless savings, all notices will be mailed to the address on record. The Association is not accountable for any notices you miss due a change in address (either email or mailing) if you fail to update the Association promptly of these changes. Please be sure that you've added firstname.lastname@example.org, email@example.com and firstname.lastname@example.org to your email's contact list, to ensure you receive all electronic communications.
Deck, Railings and Stairways Project - Updates
Updated July 2, 2013
· The Phase I of the Deck, Railings and Stairways Project is slated to begin on Saturday, July 6, 2013. July 6 will mostly comprise of mobilization by the builder. Please click here to see the projected Construction Timeline for Phase I, as provided by the contractor. Phase I is anticipated to be completed by September 9, 2013.
· The Overflow Lot will be used as a staging area for the contractor. The Association asks that all vehicles and other items be moved to the staked area of the Overflow Lot no later than Friday, July 5, 2013. Failure to move the vehicle or other items will result in removal at the vehicle owners' expense.
· Battle Ridge Builders (BRB) has been selected as the General Contractor out of the two bids received. References were thoroughly checked with enthusiastic endorsements for BRB.
· BRB is projecting each stairwell will take 8 days to complete.
· BSAC has approved the Deck and Railings design, as depicted here and in the addendum. It was determined by the Board that the wire mesh railings in place of steel railings would result in both short and long term savings for the Association. Please click here to see the amended railing elevation and the amended railing section, as approved by the BSAC in June 2013.
· Construction Administrator as the Architect (aka Project Manager) will be Randy Visser of Visser Architects. This position is responsible for regular coordination and on site meeting, as well as weekly or possibly bi-weekly (especially at the onset) inspections. This could entail any other aspects of oversight and decision making the Board felt necessary. Randy will review and approve any pay requests, information request, etc., that arise. He will act on behalf of the Owner’s Association in dealing with the General Contractors.
Deck, Stairways and Railings Project - FAQs
Q: I've noticed some issues with the construction. What is the best way to contact the Association?
A: Your feedback is welcomed, as the Board knows that projects of this magnitude will have its issues. Please contact email@example.com with any comments.
Q: Which set of condos are getting the stairways done this year (Summer 2013)?
A: Phase I is comprised of Gailo, Lillehammer, Garmish, Gstaad, Innsbruck, Chamonix and Voss. The construction will start on the northside of Gailo and move southward to Lillehammer, Garmish, Gstaad, Innsbruck, Chamonix and then Voss.
Q: Does the stairway project include the stairs from the parking lot?
A: Yes and the stairs will be made from metal.
Q: Has BSOA approved the design?
A: Yes, the Architectural Review Committee of BSOA, the BSAC, approved the design at their April 11, 2013 meeting. The Architect, two Board members and a representative from Alpine Property Management were present at the meeting. The amended design was approved by the BSAC in June.
Q: When will the project begin?
A: Phase I of the project is slated to begin Saturday, July 6, 2013. Phase II is slated to occur Summer 2014 and Phase III is slated for Summer 2015. Phase II will be comprised of Cortina, Wengen, St. Charistoph, Alpe d' Huez, Obergurgi and Matterhorn. Phase III will be comprised of Lech, Grin del Wald, Vazos, Zermatt and St. Moritz. Please note that that the contractor selected the order of the phases and it was not at the discretion of the Board.
Q: How will owner's access their condo during construction?
A: The lower units will pose no problem for access, however the owners of upper units will be without access to their units one to two days during the construction of their building.
Q: Approximately how long will each stairway be under construction?
A: Eight days, however this is just an estimate. Each stairway will be unique, and some may require more time than others.
Q: Will owners be notified when the construction on their stairway will begin and end?
A: Yes, in conjunction with the contractor, project manager and Association Manager, a timeline will be created and owners provided reasonable notice.
Q: If owners are going to be denied access, will they be notified? We understand that access may be denied during construction.
A: Yes, you will be notified.
Q: If access is denied, is there a plan for accommodations for the owners?
A: Big Sky Resort will be offering discounted lodging at the Huntley Lodge for displaced residents if needed. Displaced residents are able to obtain a room at the Huntley for a rate of $79 per night, subject to availability. Please call 800.548.4486 to make a reservation. Please mention 'Hilll Condos' to get the special rate.
Q: Have all of the quarterly assessments paid by unit owners been accounted for by the Association?
A: No, the Association has filed a lien against some unit owners and actively pursues payment from owners who are delinquent with the Association. The Board has set a threshold on past dues accounts and any accounts past this threshold are automatically sent to collections. Any past due amounts, including assessment and fines, are subject to interest.
Q: Who should I contact with questions regarding my Association account?
A: Please contact the Association Accountant, Doug Shanley, at (406)585-8430 or firstname.lastname@example.org for all financial questions.
Governing Documents Information
Two amendments to the Rules & Regulations were adopted on February 14, 2013. These amendments are to be used in conjunction with the Rules & Regulations adopted on August 10, 2011. You may find all of these documents under Owners Documents on this website.
Q: What is the Association's procedure for complaints?
A: Complaint Procedure: Minor or safety related complaints may be made verbally by Owners and lease-holding tenants directly for the Manager. Minor complaints include any late night noise, loud and vulgar language, parking in the Fire Lanes, and other complaints requiring immediate attention. All other complaints must be made in writing by the Owner. Tenants and/or rental property management companies must communicate issues directly to the Owner renting the property. Tenants and rental property management companies have contractual tie or obligation between the Association and Tenants and/or rental property management companies. Complaints made to the Manager by anyone except Owners will be dealt with at the discretion of the Manager and the Board.
Q: What is the Association's procedure for complaints?
A: Fines and Penalties Policy: Fines and penalties will be assessed to Owners for violations of HCOA Covenants, Bylaws, Rules & Regulations, and other offenses. Owners who rent their units are solely responsible to the Association for any problems caused by their tenants. Fines and penalties are intended to immediately remedy problems and keep offenses reoccurring.
The following Fines and Penalties Policy schedule is a guideline for corrective action and enforcement. This schedule is not intended to be all inclusive. Threatening problems may be dealt with independently as recommended by the Manager of the Board of Directors.
·First offenses will result with a verbal warning and followed with a written warning mailed to the Owner whether the owner or tenant made the offense. Tenants and rental property management may be notified with a copy of the warning, but is the responsibility of the unit Owner to contact and remedy the issue immediately.
·A repeat of the first offense will result with a $100 fine assessed directly to the Owner. This fine may be suspended, at the board's discretion, if the problem is remedied to the Manager's satisfaction within 14 days calendar days or less an assessment notice will be mailed to the owner and the $100 fine must be paid according to the terms in the notice, 30 days from mailing of the notice.
·A $200 fine will be levied if this same offense occurs a third time.
·Additional offenses afterward will result in a more severe action from the Board. Penalties may include eviction of problem or liens on the property.
·Copies of all violations will be provided, as applicable, to the unit owner(s) and will be sent by certified mail to the owner address on record. Please be sure to update the Association with any address or email changes to ensure you are receiving all communications from the Association.
·Should you ever have any troubles please call the Sheriff, Markus with Alpine Property Management, or the Association's Property Manager. NEVER get into an argument, please just walk away from it. Please always call Alpine Property Management when troubles arise. Alpine can be reached at (406)995-7211. Alpine Property Management will come anytime, day or night.
Q: Are fireworks allowed at Hill condos?
A: No fireworks are allowed at anytime--including the Fourth of July.
Parking, Parking Permits and Vehicle Information
Please visit this link to complete the parking permit distribution survey. Unit owners will need to complete this survey to order to receive the new orange parking permits, effective October 1, 2012. Studios are limited to 1 free parking permit and lofts are limited to 2 free parking permits. Any parking permit which needs to be replaced will be at the cost of $25 and will void the pass it is replacing.
· The Overflow Lot will be used as a staging area for the contractor of the Deck, Railings and Stairways project. The Association asks that all vehicles and other items be moved to the staked area of the Overflow Lot no later than Friday, July 5, 2013. Failure to move the vehicle or other items will result in removal at the vehicle owners' expense.
Q: I completed the owner usage survey when I did the parking permit survey. What were the results?
A: Owners were asked to check one option of the four given for the survey to determine how their unit was being utilized. Please note that several owners choose more than one box, so percentages may add up to more than 100%. The results were as follows:
· Owner lives in and uses as a full time residence: 38 owners / 21%
· Owner uses for their private use but does not use as a full time residence: 58 owners / 32%
· Owner rents short term (30 days or less): 15 owners / 8%
· Owner rents long term (31 days or more): 93 owners / 51%
· Two units have yet to complete the survey.
Q: Am I allowed to ride my motorcycle, pocket bike, 4-wheeler or snowmobiles on Hill Condominium property?
A: No, please be aware that the Big Sky Owners' Association (BSOA) has a rule that motorized vehicles are not permitted within the boundaries of Big Sky. The BSOA rule on the use of these vehicles in Big Sky was recently addressed on page 3 of the Summer 2006 BSOA Newsletter under the section titled compliance corner (a copy is posted on this website for your reference.) The article is directly quoted, "Mini-bikes, ATV's and other off-road type vehicles (with the exception of golf carts!) are not allowed in the BSOA (i.e., Meadow Village, Sweet Grass Hills, Cascade, Mountain Village, Aspen Groves, and Pinewood Hills). There are many multi-use trails in our surrounding forests, so check with the USFS and fire up those engines outside of the general Big Sky area. Thank you for making our community a better and safer place for everyone. For any questions regarding the above, please contact Mindy at 406.995.4166."
Q: Why can't I park my trailer, snowmobiles, camper, or motor home on Hill Condominium property?
A: The Association, in conjunction with the Big Sky Owners Association (BSOA) and Big Sky Architectural Committee, allows trailers, campers and other recreational items to be parked in the overflow lot for seven days a month with the following conditions, "The seven day period may not exceed seven consecutive days over a two month period. Owners must notify the HOA, in writing, which seven days per month the trailer or other above listed item will be parked at the Association." Trailers, including those used to transport recreational equipment such as boats or snowmobiles, campers, and RV's are not permitted to be stored or parked in the Hill Condominium main lot, only the overflow lot. Parking any of these items on all streets and roadways within BSOA boundaries is strictly prohibited. Vehicles and other items illegally parked will be removed at the owner's expense.
Q: Why can't I park in the emergency space in front of the of each unit?
A: The designated fire and emergency exit areas in front of each building are required by state fire code and, in line with the Association's insurance, must remain free and clear of all obstructions, including vehicles, 24 hours per day, 7 days per week, 365 days per year.
Q: Why is parking such a hassle?
A: The Board is extremely aware that there is a shortage of parking. However, this is a problem throughout Big Sky area and not just at this property. Each studio get one parking permit per unit and each loft gets two. Please use the overflow lot to park additional vehicles. You will need a temporary overflow lot permit to park in the overflow lot. You may be issued a pass at Alpine Property Management for 30 days at a time.
Q: How do I receive a parking permits?
A: Please contact the Property Manager for a temporary guest permit. The current permanent parking permit color is orange and went into effect on November 1, 2012. Each unit owner will receive one free permit per studio and two free permits per loft. If a permit is lost, a replacement may be purchased by an owner for $25. Please contact the Property Manager at (406)995-7211 for a link to the survey that will need to be completed in order to receive a permit or to be issued another permit. Please note that a replacement of any permit will void the previous permit. Any vehicle found in the lot with the voided permit will be removed at the vehicles owners' expense.
Q: What happens if I don't have a parking permit or park in the emergency parking areas in front of each building?
A:The following parking enforcement program is in effect: You are required to have a valid parking permit. Any vehicle without a valid parking permit is subject to towing at vehicle owners expenses without warning. If the vehicle owner fails to pay, unit owners will be required to pay all towing expenses.
Q: What is the pet policy at Hill Condominiums?
A: Renter may not have any pets. There are NO exceptions. Unit owners may have pets only if the pet is well behaved, does not cause a disturbance, the owner keeps their dog on a leash at all times while on the Association lot, and the owner picks up immediately after the pet.
REMEMBER: Owners will only be permitted to have pets if such pets do not unreasonably disturb or annoy other residents. Owners shall keep pets under direct supervision at all times and shall immediately pick-up and dispose of their pet's droppings. Dogs are not allowed to urinate on trees, shrubs, flowers, landscaping, patios, or sidewalks.
Q: I am renting my unit to a long term renter, why can't I let the tenant have a dog?
A: The "no pet rule" except for owners who register their dogs with the Association within 30 days. A Copy of the Rules & Regulations are posted on this website for your convenience.
Q: I submitted my vote for the Deck Project this spring, but haven't seen construction start yet. Will the Decks be replaced this summer?
A: Per Owners' Request, we, the Board of Directors, are working with the architect to obtain competitive bids from several qualified contractors. Per our architect, gathering these additional bids will push the construction start to the summer of 2013. Potentially, we may accelerate the project to complete two phases next summer rather than the anticipated one, as the budget would allow this at no additional assessments to owners.
Q: What major projects have been done at Hill Condominiums in 2012?
A: The crawl spaces were insulated in the fall of 2012 by Western Urethane.
Q: What major projects have been done at Hill Condominiums in the summer of 2011?
A: Most of the decks and staircases were repaired by Millworks58. Most of the new boards and rails were repainted.
Q: Am I responsible for staining or shoveling?
A: No, the Association will take care of it.
Q: What is the guarantee on the new roofs installed in 2006 by Dakota Roofing?
A: We have a 20 year warranty with roofs installed in 2006.
Q: What exactly was done to the roofs?
A: All of the roofs were completely replaced.
Q: I received my Madison County tax assessment in October 2013 and noticed that my taxes were increased from $90 to $250. What is the reason for such a large increase?
A: The Madison County Commissioner's office approved the increase for all owners in RID District 80. Numerous complaints in regards to the road conditions in your district were made, prompting the work. Road work was completed on Lone Mountain Trail, Sitting Bull Road and Low Dog Road in Summer 2013. The project ended up costing more than originally projected, in addition to substantially more work than anticipated. The Madison County Commissioner's office noted that this increased RID expense will be in effect for the next 2 years, as RID District 80 had to loan money from the County to pay for the extra expenses. In turn, RID District 80 needs to repay the loan to the County. At the end of 2 years, the County Commissioner will re-evaluate the assessment to see if it was warranted. Any applicable changes to the assessment will be made at that time and hopefully, Hill Owners will see a decrease.
Q: With the recent scares in the media, bed bugs are a huge concern for many owners. What can owners do to prevent bed bugs?
A: Although no bed bugs have been detected in the Hill Condominiums, your best defense for bed bugs is bed bug proof mattress and pillow coverings. If you rent your unit, it is highly recommended taking these simple precautions. Bed bugs tend to borough in areas that are close to their host, which includes mattresses, pillows, headboards, and cracks in window seals. Due to their size they easily hide in the luggage and endure long stints of travel. Please visit this link, US Bed Bugs, for an extensive offering of bed bug protection for purchase. Please also note that if you're looking to refurnish your unit, be aware that reclaimed wood headboards are recommended to be avoided as they have a multitude of cracks, creating a perfect home for bed bugs to hide.
Lastly, keep your units tidying and clean. This will not only prevent bed bugs, but a multitude of other obnoxious pests, such as mites, that may prosper in untidy conditions. When using cleaners for your unit, please make sure they are educated in detecting bed bugs and other pests, as this is another powerful deterrent in avoiding infestations.
Q: Who may I contact to check my unit for pest problems, such as spiders, mites and bed bugs?
A: Anderson Pest Control is extensively trained and certified by the state of Montana in a multitude of pest control problems. They can be reached at (406)285-6760.
Q: What do I need to do to replace the windows in my Unit?
A: It is highly recommended contacting the Association Manager for assistance when replacing your unit's windows as the Board has approved two window styles for the Association. The Association Manager can be reached at (406)995-7211 or via email at email@example.com. The Board asks that when windows are replaced that a reputable installer be used. Please note that the window must be bronze clad on the outside and flashed properly if any windows are to be replaced.
Q: What are the three styles of windows approved by the Board?
A: The Board has approved sliders and double hung windows, as well as a particular style manufactured by Atrium. The approved Atrium window style is a large top window (non opening about 2/3) and three smaller windows across the bottom, which open in an awning fashion. If there is a style you would like not previously approved, such as casement, you may contact the Board for approval. The Board can be reached via email at firstname.lastname@example.org. Please always contact the Board prior to starting any construction on your unit.
Q: Does the Board have any recommendations of reputable window installers?
A: Yes, the Board highly recommends Andy's Glass, Lake Glass and Valley Glass and Windows. Andy's Glass can be reached at (406)585-5464. Lake Glass can be reached at (406)587-4589. Valley Glass and Windows can be reached at (406)586-0581. Please note that all of these vendors have replaced windows at the Hill Condominiums and will able to advise you in selecting a window that adheres to the Association's regulations. Always confirm with your contractor that they are certified in lead-safe work practices by the EPA, as window replacement and repair falls under the EPA's Renovation, Repair and Painting Rule.
Q: I'm looking to renovate my Hill Condo. Is there anything I should know about lead based paint, as the Hill Condos were built prior to 1978?
A: Please know that the EPA requires that you follow the Renovation, Repair and Painting Rule established on August 22, 2008. This means you must use a contractor that is certified in lead-safe work practices by the EPA. Failure to do so can result in a hefty fine and other ramifications levied by the EPA. Please visit this link for additional information on this rule.
Q: Does the EPA's Renovation, Repair and Painting Rule encompass any and all work that I may do at my Hill Condo?
A: The rule generally does not apply to minor maintenance or repair activities where less than six square feet of lead-based paint is disturbed in a room or where less than 20 square feet of lead-based paint is disturbed on the exterior, but this does not include window replacement, demolition, or prohibited practices. Any window replacement or demolition must follow this Rule.
Q: I'm interested in painting the door of my Hill Condominium. Is there a certain type of paint I should use?
A: Yes, if you need to paint your door or window trim, you are required to use a specific brown paint. You may visit the Mountain View Mercantile in Big Sky to purchase paint. Please let them know you need the exterior brown paint for Hill Condos, and they should be able to assist you. As of June 2013, the Association has been using a Clark+Kensington paint, mixed as follows:
B: 9 oz - 20 shots
C: 1oz - 27 1/2 shots
F: 1oz - 21 1/2 shots
KX: 1oz - 27 shots
Please contact the Association Manager for more details, (406) 995-7211.
Q: I'm interested in replacing the door of my Hill Condominium. What kind of door should I purchase?
A: The door you purchase may be made of any material you wish, the only stipulations being that it must be painted the approved color of brown, and it may not have colored glass in it. Please note that you may use solid or clear glass. Please visit the Big Sky Mercantile to purchase the approved brown paint.
Q: How many of the 180 units are rented on either a short or long-term basis?
A: Approximately 70% or 126 units are rented on either a short-or long-term basis. Approximately 54 units are 30% owner occupied or not rented on either a short or long-term basis by the unit owner.
Q: Can I remodel anything on the exterior?
A: The exterior including all existing openings, windows and doors can not be changed, but may be replaced with identical fixtures. Please contact the Board of Directors for approval prior to purchasing or making any exterior changes.
Q: Why can't I store gasoline in my unit?
A: The storage of hazardous or explosive materials nullifies the Association's liability and property insurance. This would cost the unit owner hundreds of thousands of dollars. If such an event were to be discovered as occurring all other unit owners would have a basis for bringing a legal action against the unit owner, property manager, and/or short/long term tenants.
Q: Why do I need a fire extinguisher?
A: Hill Condos has no sprinkler system, it is very important to have a working fire extinguisher available.
Q: Is there an occupancy rule per unit?
A: Yes, two (2) people per studio and four (4) people per loft.
Q: I have been told that Hill Condominium was developed as housing specifically for "low to moderate" income households in Big Sky. Is this true?
A: No, this false. Low to moderate income housing is commonly defined as "Section 8" housing because it allows low to moderate income families to rent property at less than the fair market value with the difference paid by the taxpayer. The key word here is "rent". Low to moderate income housing (i.e. Section 8) is typically not sold, but rented to provide low to moderate income families with more affordable rental prices. There are other government programs that are designed to allow low to moderate income families to purchase homes.
Q: Where can I find more information about wireless internet access?
A: Please visit http://www.3rivers.net/data/products/3rivers-wifi for more information about the products offered through the new Three Rivers WiFi system at the Hill Condominiums.
Q: What company provides Satellite TV service for the Hill Condos?
A: Eagle Satellite. They may be reached at (800)386-7222. Please call your Association Manager at (406)749-1531 or (406)995-7211 to ensure your satellite is installed in the correct location. The Association has worked for many years with Eagle Satellite to clean up the satellites at the complex. You can be assured that Eagle Satellite know the proper protocol for installation.
Q: Can I use another satellite provider?
A: The Board asks that you utilize Eagle Satellite to install your dish. They are able to provide service for both Dish and DirecTV. Please note that the Association does not permit any additional satellites to be installed. There are currently two satellites on each building in which your unit can connect with. All cables must run through the chimney chases with no exposed cables or hardware, in line with the Association's Exterior Uniformity Policy of the Rules and Regulations .
Q: What company provides Basic Cable Television for the Hill Condos?
A: Bulldog Cable. They may be reached at (800)388-6577.
Q: What company provides Wi-Fi for the Hill Condos?
A: 3 Rivers Communications. They can be reached at (800)796-4567. For additional information regarding this process, please visit the Owners tab from the menu and, under Owners Documents, you will find a document titled, "Three Rivers Wi-Fi Information Sheet."
Q: I'm trying to set up an account with NorthWestern Energy, but they state that 21 Sitting