About Northridge HOA

Northridge Estates at Gold Run Homeowners Association exists for the benefit of the 85 owners located 2 blocks east of 56th and Federal.


The HOA Monthly dues are $35.00 per month per home. Some budget items are Trash/Recycling services, Community Playground, and Entrance Landscape.


Monthly Board meetings take place at 2531 W 5th Ave Denver, CO 80221 on the Final Friday of every month @ 5pm

Tuesday, June 11, 2019

Do you know your association as well as you should?

Although Colorado has thousands of common interest communities and most of the directors and community managers working with these communities feel they have an adequate grasp on the specifics surrounding their particular community, it can be an eye-opening experience to test general owner knowledge and see how much you really know (or don’t know) about your community.
Try answering the below questions to see if you know your community as well as you should. If you cannot answer 5 or more of the below questions, you have some catching up to do!
  1. Where does the association’s money come from outside of assessments?
  2. Who on the board reviews all monthly income and expenses statements?
  3. How many and whose signature(s) are required on association checks?
  4. How often does the association have an audit performed by a CPA?
  5. Do the governing documents require and audit?
  6. Is the association required to file federal and state tax returns each year, and if so, who files them?
  7. What are the total annual assessments and are they collected on a monthly or other basis?
  8. Are assessments imposed equally against all units/lots or are they weighted?
  9. Does the association’s budget process require owner approval, ratification, or both?
  10. What is the association’s process for determining its reserve needs and what portion of the assessments are allocated to reserves?
  11. Do you know the name of the law firm representing the association?
  12. Can you identify the association’s CPA?
  13. Can you identify the association’s insurance representative?
  14. Does the community have an architectural committee? What is the official title of the committee?
  15. Does the architectural committee have autonomous power to act outside the board?
  16. What types of insurance policies does the association carry and in what amounts?
  17. What are the deductibles associated with the insurance policies? What is the wind/hail deductible?
  18. In which month is the annual meeting held?
  19. Does the community have all 9 required good governance policies? Have you ever read them?
  20. How are votes in the community allocated? Are they equal or weighted?
  21. Does the community have written guidelines for contract bidding, selection, and performance?
  22. How many units/lots are in the association?
  23. What are the association and individual owners responsible for maintaining and insuring?
  24. Where are the community’s records located?
  25. Can you identify all (or most) common elements in the community?
  26. Can you identify all the contractors currently performing services for the community?
  27. What is the quorum requirement for membership meetings?
  28. What is the quorum requirement for our board meetings?
  29. Do your bylaws allow for board member proxies? (If they don’t, you can’t use them!)
  30. What does the association currently charge for late fees and interest on delinquent assessments?
How did you do? Did the results surprise you? Although this is by no means an exhaustive list of information you should know, it covers some of the basic facts that board members and community managers should be knowledgeable about.
Please do not hesitate to attend a meeting should you have any additional questions concerning what you should know about your community.
By Elina Gilbert of Altitude Law

Wednesday, May 1, 2019

Who decides What - Board or Owners?


As the saying goes, “you cannot please 100% of the people 100% of the time”. This cannot be truer when it comes to common interest community living. In a perfect world, homeowners would elect the board and allow it to govern in accordance with the law and the community’s governing documents.
In the real world, however, there is oftentimes confusion on the authority of a board to govern and what that actually means. Sometimes boards make decisions that owners oppose, or flat-out contest because owners either don’t agree with the decision, or do not believe the board had authority to make the decision without their input and/or approval. Regardless of the reasons, these types of disagreements are often the start of a vicious cycle that spirals out of control and leads to toxic environments of finger-pointing, back-stabbing, and general political unrest in a community.
Pursuant to certain Colorado statutes, including the Colorado Revised Nonprofit Corporation Act and CCIOA, HOA boards are endowed with many powers and authorities that exist even if they are not specifically referenced in the associations’ governing documents. On the other hand, these same statutes also set forth powers and authorities delegated to the homeowners.
In addition to the statutory provisions empowering both boards and owners, each community has its own set of governing documents that may create additional powers for either the associations or their owners.
Most often, boards are empowered to take the following actions:
  • Enter into contracts on behalf of the association with various vendors—this includes service contracts, construction contracts, professional contracts (such as accounting, insurance, and legal services), and other contracts pertaining to services or work to be performed for the association;
  • Control and govern maintenance of common areas—this includes the unilateral right to decide on how the common areas will be maintained, when they will be maintained, and by whom;
  • Initiate legal action on behalf of the association;
  • Control and govern maintenance of residence exteriors (mostly in condominiums and townhomes)—this also typically includes the unilateral right to decide on how the residential exteriors will be maintained, when they will be maintained, and by whom;
  • Enter into management agreements with management companies of their choice;
  • Acquire insurance for the benefit of the community, including property and liability policies, as well as directors’ and officers’ liability policies;
  • Elect officers—typically includes the president, vice-president, secretary, and treasurer;
  • Enforce covenants and rules, including imposition of fines and initiation of legal action in accordance with its covenant enforcement policy;
  • Adopt budgets (that later get presented to owners for ratification);
  • Collect delinquent assessments and impose late fees in accordance with the association’s collection policy;
  • Adopt rules and regulations governing use of common areas and sometimes units (as long as they do not contradict any provisions in the governing documents);
  • Grant easements and licenses over common area; and
  • Create and disband committees and appoint committee members;
When it comes to powers of the owners, such powers typically include the following:
  • Election of directors;
  • Removal of directors;
  • Approval of amendments to governing documents—specifics typically found in governing documents;
  • Approval/ratification of special assessments—specifics found in governing documents;
  • Approval/ratification of budgets—specifics found in governing documents; and
  • Approval of the sale/transfer of common areas—specifics found in governing documents;
Author

Friday, April 19, 2019

WHAT DOES A COMMUNITY MANAGER DO?

Community associations today employ highly-qualified professional community association managers, and we think residents should know what the manager has—and has not—been hired to do.

Some residents expect the manager to perform certain tasks that just aren't part of the job. When the manager doesn't meet those expectations, residents are unhappy. In short, the manager has two primary responsibilities: Carry out policies set by the board and manage the association's daily operations. Too many associations have rules that are unduly complicated, are nearly impossible to enforce, and may even violate current laws.
In practice, what does that mean for some common resident questions and concerns?
  • The manager is trained to deal with conflict and assist in mediation for the HOA, but he or she typically will not get involved in quarrels you might be having with your neighbor. However, if association rules are being violated, the manager is the right person to notify.
  • While the manager works closely with the board, he or she is an advisor—not a member of the board.  Also, the manager is not your advocate but a conduit to the board. If you have a concern, send a letter or e-mail directly to the board or managing agent, or plan to attend a Board Meeting.
  • Although the manager works for the board, he or she can be available to residents. That doesn't mean the manager will drop everything to take your call.  If you need to see the manager, please be courteous and call and arrange a meeting.
  • The manager is always happy to answer questions, but he or she is not the information officer. For routine inquiries, like the date of the next meeting, subscribe to receive Community email-news or check the association website.
  • The manager is responsible for monitoring contractors' performance but not supervising them. Contractors are responsible for supervising their own personnel. If you have a problem with a contractor, notify the manager, who will forward your concerns to the board. The board will decide how to proceed under the terms of the contract.
  • The manager inspects the community regularly also with the assistance of Committees (i.e. Architectural & Landscape Committees) but even many eyes won't catch everything. Your help is essential. If you know about a potential issue, report it to your manager.
  • The manager does not set policy. If you disagree with a policy or rule, you'll get better results sending a letter or e-mail to the board and/or attending a Board Meeting than arguing with the manager.
  • The manager has a broad range of expertise as a consultant to the Board of Directors. He or she typically has a background in engineering, architecture, accounting, project management, and even horticulture. The manager may offer opinions and options to a concern, but don't expect technical breakdown to individual owner projects.
  • Your Manager is considered a Portfolio Manager.  90% of all Managers do not live on-site nor do they manage just one single Community, but sometimes 10+ Communities of various types (i.e. Condos, Townhomes, Single Family Homes, Ranch Properties', High-rises, 55+ Communities & Metro Districts) and even Mixed-Use Residential & Commercial Properties.
  • Managers have many meetings.  Managers typically work Monday-Friday 9am till... well, to the end of a meeting.  Managers are involved with vendor preliminary proposals, pre-construction and work meetings, QA reviews and repairs, to final punch-list reviews on projects.  Managers also participate in Board of Director Meetings that are monthly and/or quarterly dependent to the size of a Community, to Annual Owners Meetings.  They also have Community Committee Meetings (i.e. Landscape Design Review, Social, Rules Committees, etc.), City & Town Department Meetings, to State Meetings.  The State House of Representatives Meeting on Wednesday the 17th went until 11:57pm as an example.  These meetings are just some of their responsibility to the Communities they represent in knowing changes in laws, ordinances, to construction & planning going on within or next to a Community they Manage.
  • Although the manager is a great resource to the association, he or she is not available 24 hours per day—except for emergencies. Getting locked out of your home may be an emergency to you, but it isn't an association emergency. An association emergency is defined as a threat to life or property.

Thursday, April 18, 2019

Seven ways to be heard at your next HOA meeting

Seven ways to be heard at your next HOA meeting

BoardMeeting.jpgResidents are encouraged to attend and observe community association board meetings. If you’d like to bring an issue to your community association governing board’s attention, you’re welcome to speak during the homeowner forum—a time set aside just for you.

So that everyone who attends has an opportunity for a meaningful exchange with the board, typically residents are asked to observe the following guidelines:

Act professionally. Although you’re all neighbors, this is a corporate business meeting. Please behave accordingly.
Announce yourself or sign in (if applicable). If you’d like to address the board, please sign in when you arrive. You will be called in the order you entered. This allows the board to contact you if further information is needed and to report back to you with an answer.
Be productive. The homeowner forum is an exchange of ideas, not a gripe session. If you’re bringing a problem to the board’s attention, share your ideas for a solution too.
Leave emotions aside. To keep the meeting businesslike, please refrain from speaking if you’re particularly upset about an issue. Consider speaking later or putting your concerns in writing and emailing them to the board.
Take your turn. Only one person may speak at a time. Please respect others’ opinions by remaining silent when someone else has the floor.
Keep it brief. Each person will be allowed to speak no more than five minutes. Please respect the volunteers’ time by limiting your remarks. If you need more than five minutes, please put your comments in writing. Include background information, causes, circumstances, desired solutions, and other considerations you believe are important. The board will make your written summary an agenda item at the next meeting.
Be patient. The board may not be able to solve your concerns on the spot, and it’s not a good practice to argue or debate an issue with you during the homeowner forum. The board usually needs to discuss and vote on the issue first. But every good board should answer you before—or at—the next board meeting.

Wednesday, March 6, 2019

Waste Management Recycling Do's and Don'ts for HOA Residents.

Focus on Recycling Quality –
The Do’s and Don’ts of Recycling
The recycling industry is experiencing high levels of contamination – trash in the recycling - at a time when the requirements for quality (clean recycling) have increased significantly. In 2017, China began to limit the quality and quantity of material it accepts for recycling,  impacting the recycling industry world-wide. As a result, our focus on quality is higher than ever, as we work to ensure the long-term sustainability of our recycling programs.

When non-recyclable items (contamination) end up in your recycling, they have the potential to turn
the entire load into trash, resulting in contamination or increased costs. We want to provide you with tools for recycling success. 

Follow these simple do’s and don’ts:
Recycling Do’s
• Do recycle all empty bottles, cans, paper and cardboard.
• Do keep foods and liquids out of recycling.
• Do keep plastic bags out of recycling.
Recycling Don’ts
• Don’t bag your recyclables. Plastic bags and film get tangled in the machinery.
• Don’t include food-soiled items – they can turn an entire load of recycling into trash.
• Don’t add sharp or dangerous materials like needles and electronics – they can cause injury to our workers.
• Don’t toss in “tanglers” like rubber hoses and wires – they can shut down an entire recycling center!
• Don’t include bulky items like propane tanks or construction debris.

For more tools, visit www.RecycleOftenRecycleRight.com

Tuesday, February 19, 2019

A Division of Real Estate Consumer Advisory:

If you are an owner of a timeshare in Colorado and are entertaining the idea of reselling your timeshare property “Take 5 to Get Wise” by clicking on the DORA PDF link provided and learn how to protect yourself from falling for a timeshare resale scam

Thursday, January 10, 2019

Winter Tree & Lawn care

Individual Owner Trees & Lawns are the first items seen from the street and represent a significant amount of property care perception and overall value of a property.  Please consider the below for your winter maintenance and proactive care management.


Wednesday, December 19, 2018

Division of Real Estate Warning


The Division of Real Estate is seeing an uptick in cases involving two types of cases involving long-term home ownership: Wholesaling/Assigning Transactions and Distressed Rescue Transactions.

Wholesaling/Assigning Transactions


Investors and real estate brokers are targeting people with home ownership of over 20 years. This targeting translates to people over the age of 50 who are close to paying down their mortgage and holding equity in their property. The investor will offer the following:

  • Cash transaction;
  • A quick sale closing with no inspection; and
  • You can leave behind any items you don’t want.

The problems begin when the homeowner is elderly, alone, and doesn’t know the true market value of their property:

  • They may have purchased their property over 20 years ago for $50,000, $100,000, or maybe $200,000.
  • That same property now could have a market value of $300,000, $400,000 or even $500,000.
  • The idea that they purchased the property 20 years ago for $120,000 and are now being offered $220,000 sounds appealing to these homeowners – their mortgage might be paid off and they will make $100,000 – sounds good right?
  • They don’t realize that an investor or real estate broker who knows the true market value of the property may be taking advantage of them by actively misleading the homeowner as to the true market value.

The problems arise when the investor or real estate broker:

  • Drives down the property value in the seller’s mind by showing them comparable properties that aren’t really comparable.
  • Talks to the homeowner about all of the deferred maintenance that the property needs (which may or may not be true).
  • Allows the homeowner to leave items behind (What is that “convenience” worth - the costs of renting a dumpster, hiring two-three workers for a day to unload your house? Is it worth a homeowner giving up $20,000 - $50,000 - $100,000 – or more of their equity?)
  • Fails to tell the homeowner that they are actively marketing the property for market value and that the investor or real estate broker plans to assign their rights in their contract with the homeowner to another investor/buyer.
  • Fails to tell the homeowner that they intend to make a profit by accomplishing an assignment of the contract.
  • Fails to tell the homeowner when the contract is assigned to a different investor/buyer.

Investigated Case Example


Below is an example of a case that we investigated where the broker involved in the deal was referred criminally and her real estate license was revoked.

The victim had the misfortune of being on her front porch when an “investor” and his real estate partner approached her and told her they used to live in the neighborhood and wanted to move back.

They figured out her weaknesses and used them against her.

  • After “working” on her for a few days, the investor and real estate agent had a meeting with her that lasted hours. At the end of the meeting they had talked her into a purchase price of $200,000 for a property she didn’t even plan on selling.
  • At the same time, they had already assigned the contract to a second investor for $300,000 – with the agreement that the second investor would pay a $100,000 assignment fee to the original investor and real estate broker.
  • The second investor sold the property to a third investor for $360,000 two weeks after the closing.
  • Finally, the third investor held the property for eight months and sold it for $520,000.

That wouldn’t happen to any of us right? Think again. This type of thing can happen to anyone – young, old, rich, poor, no education, or highly educated. The reason it works is because people who perpetrate fraud are good at what they do – separating you from your money.

  • Unfortunately, some of our victims became victims because they responded to an unsolicited mailer, phone call, or knock on the door. Once the “investor” makes contact with someone, they start “working” on them.  They are professionals at getting close and gaining trust.
  • They are charming and know how to obtain information about you that will help in their dealings with you. In just a few short conversations they will find out private information about you and then use it against you.

Things to Keep In Mind


  • Be wary if someone approaches you about something you weren’t even thinking about doing.
  • If you want to sell your property, you should contact someone you have been referred to by family, friends, or do research on real estate brokers working in your neighborhood.
  • Go to our website and see if the person has a real estate license and if they have any disciplinary history – dora.colorado.gov/dre
  • Go to the City and County of Denver website to check on neighborhood sales – denvergov.org
    • Click Search Property Information, then enter your address and click Search. In the Results link click on your address where there are various tabs and click on Neighborhood Sales.
  • If you have a hard time with technology, you can always ask friends or family members to help you navigate the web to do some research about property values in your area.

If you do find yourself entertaining an offer from an unsolicited investor:

  • Ask to obtain, and keep, a list of the comparable property sales in your neighborhood the investor used to come up with their purchase price offer.
  • Always keep someone else in the loop – your children, good friends, or someone you trust.
  • Always know that you can seek legal advice – in the end, it might be worth the money you spend on a consultation with an attorney.
  • Review the contract closely to see if it is assignable.  Inquire into why it is assignable, for instance: to whom it is assigned and why, and how much the new buyer is paying the original buyer - AKA – an assignment fee. 
  • Do not sign an assignable contract until you have had the opportunity to investigate the true value of your property and the legal implications with an attorney.
  • Take responsibility for being informed about the value of your property and the contracts that you are considering signing.

Distressed Rescue Transactions


Investors and real estate brokers are approaching distressed homeowners (those behind in their payments, facing foreclosure, or experiencing a medical issue). They offer the homeowner an “out” by agreeing to make the mortgage payments for them.

Problems arise when the investor does not explain how this will be accomplished. The unscrupulous investor will:

  • Have the homeowner sign a Quit Claim Deed in which the homeowner signs over their ownership in the property.
  • Fail to explain to the homeowner that they, the homeowner, are still responsible for the mortgage.
  • Fail to warn the homeowner that they could be violating their “due on sale clause” with their lender.

The homeowner is usually elderly or part of an at-risk population (English isn’t their first language, disability of some kind, etc.).

The Division advises the following when it comes to these types of rescue transactions:

  • Don’t sign any documents or a deed to anyone until you have had a chance to talk with your lender and an attorney about your mortgage obligations and your legal rights.
  • Colorado has a Foreclosure Protection Act that affords you certain rights when you are financially distressed.
  • It’s best to take proactive steps when you first start having financial problems, and here are some resources that you can contact:
  • Colorado Housing Connects – 1-844-926-6632
  • Colorado Foreclosure Hotline – 1-877-601-HOPE (4673)
  • Colorado Bar Association “Find-a-Lawyer” – 303-860-1115
  • Colorado Legal Services – 303-837-1313
Disability Law Colorado (Formerly The Legal Center for People with Disabilities and Older People) – 303-722-0720