Bradford Hills Homeowners Association
Roof Resolution 08-06-19
WHEREAS, Bradford Hills Homeowners Association per Section 8.2 of the sub association Declaration: Correction of Noncompliance recorded May 13, 1983 in Douglas County, Colorado states, "If the Bradford Hills Board of Directors determines that a noncompliance exists, the Applicant shall remedy or remove the same within a period of not more than forty-five (45) days from the date of receipt by the Applicant of the ruling of the Bradford Hills Board of Directors," or the Highlands Ranch Community Association acting on behalf of Bradford Hills Homeowners Association determines that a repair, maintenance or replacement of a composite roof is necessary as observed by an agent of either the master association or the sub association,
WHEREAS, all homeowners must submit for and receive written approval for roofing with the Highlands Ranch Community Association Architectural Committee prior to commencing installation; and
WHEREAS, both homeowners in any joined unit must replace their roofs at the same time.
WHEREAS, all homeowners shall replace the roofs with either Owens Corning "Oakridge Shadow" 40-year life fiberglass mat shingles in the Driftwood color or Owens Corning "Duration Premium" lifetime warranty fiberglass mat shingles using the Driftwood color; and
WHEREAS, it is the obligation of the owner to insure that all work performed on the subject improvement is to be done in a good and workmanlike manner equal to or better than the standards of workmanship applied to the original construction on the property; and
WHEREAS, if Owner fails to comply with the obligation of such Owner under this Section, either the Highlands Ranch Community Association or the Bradford Hills Homeowners Association may act to cause such compliance and shall be entitled to recover all costs and expenses incurred by imposition of a Reimbursement Assessment against such defaulting Owner and such Owner's Residential Site; and
ATTACHED: Addendum for Bradford Hills Homeowners who have shake shingles.
Adopted this 19th day of June 2008.
BRADFORD HILLS HOMEOWNERS ASSOCIATION, INC.
BRADFORD HILLS HOMEOWNERS ASOCIATION
Actions of THE BOARD OF DIRECTORS
Shack Shingles ONLY
The Bradford Hills Homeowners Association Shack Roof Replacement Policy Adopted August 21st, 1997 is hereby amended on October 12th, 2000.
If the Homeowners of two adjoined units cannot agree to replace or repair their roof they should notify the appointed agent or management agency or a member of the board of directors of the dispute in writing.
If there is no damage to the roof of either unit, then the homeowners must wait to do a roof replacement until they both agree to replace the roof, or until the homeowners association decides with-in the limits of the declarations and by-laws of the association that the roof must be replaced.
If there is damage to one or both units roofs the Board Policy is:
A. If the cost of repair to one or both units roof is less than 10% of the cost to replace the roof, and the Homeowners cannot agree to replace the roof than the homeowner with required repairs shall repair his/her roof.
B. If the cost of repair to the roof of either unit is greater than 10% of the cost to replace the roof, the owner of the unit with the damage can elect to replace or repair that units roof at his/her discretion. If that owner chooses to replace the roof, then the owner of the adjoining unit must contract to replace the roof on his/her unit at the same time and with-in a 1-year or 30- day period that will be determined by the Bradford Hills Homeowners Association.
If the owner of the damaged roof has received an insurance settlement to replace their roof that owner must replace that roof and the owner of the adjoining unit must take action to replace their roof within 30 days.
Upon receiving notification of a dispute involving roof replacement, the Bradford Hills Homeowners Association will notify the owner of the adjoining unit. That homeowner will have 30 days or 1 year as defined above in which to contract with a roofer for replacement and provide copies to the Management Company. After the 30 day or 1 year period the Bradford Hills homeowners Association will obtain three (3) bids for roof replacement. The owner failing to obtain bids will be assessed $100 for the Association to obtain those bids.
The Bradford Hills Homeowner Association will provide copies of the Bids to the homeowners.
The homeowners of the adjoining units must sign a contract for roof replacement, and provide a copy of the contract to the Management Company within10 days after receiving the bids.
If copies of signed contracts are not received at the Management Company Office; the Bradford Hills Homeowners Association will take actions to remedy that Non-action as described in the declarations of the homeowners association. Those remedies can include but are not limited to; the Homeowners Association contracting with a roofing company to replace the roof (declaration section 6.3 and 6.16) and charging that units owner. Additional remedies are to file a reimbursement assessment (Section 5.21) against that owner for costs including legal fees, interest and management fees (Section 5.22), file a lien on the property or start lien foreclosure procedures (Section 5.24). Minimum management fees will be $250.