Pebble Creek Condominium Homeowners Association, Denver, CO

Pebble Creek Condominium Homeowners Association, Inc. has been managed by CPMS since September 20, 2016.

Colorado Property Management Services, Inc.

Eric Andrews, Community Association Manager
7114 W Jefferson Ave, Ste 309, Lakewood, CO 80235
(303) 952-9257 Office — (303) 974-1774 Fax
Email: eric@e-cpmsinc.com
Website: e-cpmsinc.com

All residents of Pebble Creek should complete the Emergency Contact Form and return it to CPMS — owners, landlords, and/or renters. Please provide updated information as needed (new tenant info, new phone numbers, etc).

All residents of Pebble Creek should read the Handbook for Residents 2014 — owners, landlords, and/or renters. The HOA office phone number referenced in the Handbook has been disconnected. Contact CPMS at (303) 952-9257. Rules and Regulations are in the process of being updated.

Monthly HOA Meetings

Monthly HOA Meetings are tentatively scheduled for the last Wednesday each month, at 6:30pm at the clubhouse. Notices of meetings are posted on the website, near mailboxes, and at the clubhouse. Residents and unit owners are invited to attend. If you wish to speak during open session, please state your name and unit number prior to expressing your concern. If concerns cannot be addressed in a timely manner, management will respond in the following days.

Attention New Owners

Please read this entire page at least once.

Please complete and return to CPMS the Emergency Contact Form so that your information can be entered into the accounting system. Within a week of closing, the HOA typically receives a check from the title company, for pre-paid dues. However, title companies usually fail to provide your contact information to the HOA.

You may also want to request a key to the laundry rooms and/or pool area when contacting CPMS. On this page, see the note regarding Delivery Address. If the seller failed to provide you with a mailbox key, please contact the US Postal Service. New owners should probably submit a completed Residential Life Safety Equipment Report. Please read one or more recent Newsletters found on the News page.

Monthly Dues Paid by Owners

For reasons of cost effectiveness, most HOA's select a remote processing center to receive dues payments and deposit funds in the HOA's bank account.

Coupon books are typically mailed to each unit owner in December. Owners can choose to either (1) mail a check and a coupon to the processing center every month, or (2) sign up for automatic monthly ACH Debit (automatic withdrawals) from their bank account.

Owners who prefer to mail a check each month should attach a coupon and mail it to the processing center (typically on the first day of each month). Owners are reminded to write their Unit Number on the check to help ensure the correct account is credited.

If you have questions, or if you are a new owner and do not have a coupon book, please contact the management company (CPMS) by calling (303) 952-9257 or by sending email to eric@e-cpmsinc.com.

Many owners find that the most efficient method of remitting monthly dues is to submit a void check along with the ACH Debit. Doing so will facilitate the automatic monthly transfer of funds from your checking or savings account on the 10th day of the month.

As outlined in the Handbook for Residents 2014, late fees will be assessed when payments are not received in a timely manner. Owners are encouraged to mail payments early, or sign up for ACH Debit.

A percentage of your dues is used to pay for HOA insurance, water, natural gas, common area electrical service, Denver Sewer & Wastewater, general property maintenance on approximately 16 acres, wages paid to maintenance workers, trash collection, and related common expenses. Non payment of dues, in the worst possible case, can result in one of more of: a super-priority lien being filed and subsequently collected by the title company upon closing on the sale of a unit, attorney collection fees billed to the unit owner, and the possibility of foreclosure. While the HOA is aware that bad things can happen to good people, dues must be collected in a timely manner. Owners experiencing financial difficulty should speak with Management as soon as possible. Collection policies are strictly enforced.

Mailboxes

New owner-occupants may qualify for a free one-time mailbox lock change by contacting the US Postal Service. Residents who are unable to walk to their mailbox can request Hardship Delivery from the US Postal Service. Retrieve mail from your mailbox on a regular basis (mailboxes are occasionally targeted by thieves).

Insurance

Individual homeowners should make certain the insurance policy on their unit(s) contains an HO6 "Loss Assessment" clause. Loss Assessment coverage typically pays the Homeowner Special Assessment that is individually invoiced in the case of a covered loss where the Association deductible exceeds the Association's ability to pay.

As of December 2017, the HOA master policy information can be obtained from C.J. Johnson at Dodrill Insurance, 303-986-1539.

Modification of Units, Grounds, Common Area, etc.

In reading the Handbook for Residents 2014 you will find that covenants exist which require that residents contact HOA Management in advance of making certain modifications. Residents are urged to consult the Architectural Committee before making any changes to units or common areas. Contact us by email initially and someone will reply with appropriate advice.

Completion of the above form is required prior to installation of windows, satellite dishes, doors, flower beds, patios, air conditioners, concrete slabs, washer/dryer units, etc.

Satellite Dishes

Companies offering satellite dish service have become a concern in 2016. Certain installers are not permitted to work on a roof. The HOA forbids ground level dish installation. Contact HOA Management for a referral to an alternative company capable of installing service on the rooftop in an acceptable manner. Prior improper installations have created rooftop trip hazards in several locations.

Trash Pickup

Discarding large items by the dumpster may result in fines being assessed by the HOA and charged directly to the owner of the offending unit. The HOA is charged an additional fee by the trash company every time their driver picks up a discarded item near a dumpster, or if a dumpster is over-filled. A roll off dumpster is periodically available for disposal of large items (check with management).

Water Shut Off

Every building at Pebble Creek has one main water shut-off valve. Residents DO NOT have access to this shut-off valve. Contact management several days in advance of needing the water turned off. A notice to other building residents must be posted in advance, advising your neighbors that water will unavailable between certain hours on a specific day.

Sewer

Pebble Creek is an older community with sewers that weren't meant to handle heavy loads. The following items have cost thousands of dollars for repair:

  • Grease
  • Potato peelings
  • Cat litter
  • Paper towels
  • Feminine hygiene products
  • Diapers and wipes

Please flush ONLY waste & toilet paper. When you use a garbage disposal, use only for small scraps and run water for at least 30 seconds after disposing of all waste. The Board is working on a solution to fine units or buildings that are responsible for these sorts of preventable backups.

Storage Lockers

A limited number of storage units measuring 4' x 4' x 4' are available for $40 per calendar year, payable in advance, which require your signature on a Storage Locker User Agreement. The location is upstairs, above the laundry rooms in Buildings 4 & 16. For safety reasons, the contract states the HOA reserves the right to inspect lockers in order to ensure liquids and/or hazardous materials are not being stored. Note that there is a stairway which you'll need to carry your items up.

Trailer, Boat, Motorhome Parking Permit Agreement

A limited number of parking spaces for trailers, boats, RV's, etc., are available for $100 per calendar year, payable in advance, which require your signature on a Parking Agreement. The location is in the southwest corner of the complex (opposite / facing Carport O).

Miscellaneous Information

The outdoor pool area is normally open between Memorial Day and Labor Day (9:00am to 10:00pm). Residents can obtain a key for the pool area by providing identification and signing a Pool Rules Agreement.

Laundry room keys are available to those who need them. Laundry room locations are the west end of Building 4 (near the Frontage Road entrance) and the south end of Building 16 (south of the tennis court).

Pet doors in the building structures are not allowed. City of Denver Ordinance requires that pets be on a leash at all times. Pet owners may not leave a pet unattended on a patio, balcony, or chained to trees. Squirrels are prevalent on the development, as are raccoons. Coyotes have been sighted in recent years. Please do not leave food outdoors for any animals.

Newsletters in PDF format can be found on the News page.

Snow Removal

Generally snow removal occurs when the average accumulated depth of snow reaches 4 inches or more and usually begins after the snow has stopped falling. Emergency access to buildings is a priority. Mailbox and dumpster locations are secondary. The maintenance staff makes every effort to shovel snow from 2.5 miles of sidewalks. Thanks in advance to residents who volunteer a few minutes to shovel snow away from an entrance, mailbox, etc.

Annual Residential Fire Safety Equipment Report

Annually, the City and County of Denver may require the HOA to obtain a report from each unit owner. The City requires the HOA to maintain a log of completed reports. Owners who fail to deliver a completed report annually will be reported to the City. If required by the City, the HOA will mail or email the required report to unit owners.

CPMS Forms

Introduction Letter

Violations Reminder

Emergency Contact Form

Architectural Change Request

Legal Info PDF

2018 Annual Meeting (12/20/17)

2018 Budget

2017 Annual Meeting Documents:
Notice - Agenda - Assessments - Budget - Proxy

2016 Annual Meeting

Pebble Creek Declaration & Bylaws 63 pages

Colorado Revised Statutes 2015
Title 38 - Property - Real and Personal, Article 33.5 - Colorado Common Interest Ownership Act (CCIOA), 69 pages

Colorado Revised Nonprofit Corporation Act 2011 Title 7 - Labor and Industry, Article 121-137, 69 pages

Maps, etc.

Google MapsGoogle Earth View

Photograph of large map at the entrance of Pebble Creek

Photograph of large plexiglass map of Pebble Creek

Map and list of units
2-page PDF, landscape orientation

Map and list of units
2-page PDF, portrait orientation

Unit Number Map landscape, JPG

Unit Number Map portrait, JPG

Agreements PDF

Parking Agreement (RV's, trailers, etc.)

Pool Rules Agreement

Clubhouse Legal Agreement

Clubhouse Flyer

Clubhouse Usage #1

Clubhouse Usage #2

Clubhouse Location (JPG, new window)

Note: pool tables on the upper level of the clubhouse are in poor condition.

Dear Landlord:

Landlords are encouraged to withhold damage deposit refunds until you can verify that no large items were left behind by tenants. In the future, unit owners may find fees added to their dues without notice, to cover the cost of renter dumping. Dumping costs the HOA about $5,000 annually.

Post your "For Rent" signs at one or more of the mail stops (bring thumbtacks). Ads for rentals cannot be displayed in the clubhouse window.

No Air BnB Rentals:

The City and County of Denver has strict regulations on temporary lodging, and Air BnB rentals are not acceptable through Pebble Creek HOA. Increased "stranger" traffic puts the community at risk. Stay safe and within regulations by avoiding these rentals. Denver Short-term Rental License Information

Delivery Address

Use the US Postal Service to Look Up a ZIP Code™. You will find the US Postal Service prefers the delivery address to appear on one line as 3550 S Harlan St Unit XXX where XXX represents your unit number.


UPS® and FedEx® prefer that you specify both a Building Number and a Unit Number as an additional address line, e.g. Building X Unit XXX, where X represents a numeric digit. Delivery drivers find it challenging to locate units when a building number does not appear on the shipping label.


Packages left unattended near your front door are subject to being stolen. If you receive a significant number of packages from UPS® or FedEx®, consider signing up online for an account which enables you to optionally re-route packages to a retail outlet, where you can later pick up the package.

External Links

Xcel Energy (gas/electric)
Electric Outage: 1-800-895-1999
Gas Emergency: 911 -or- 1-800-895-2999
Customer Service: 1-800-895-4999

City & County of Denver

Home Fire Safety

Denver Fire Department

Denver Police Department

Denver Marijuana Use

Seniors age 65 who have lived at the same Denver primary address for 10+ years can apply for a 50% reduction in property tax.
Denver Senior Citizen Property Tax Exemption

DORA HOA Information


© Pebble Creek Condominium Homeowners Association, 3550 S Harlan St Office, Denver, CO 80235

If you have questions, please contact CPMS at 303-952-9257

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