HOA-free neighborhoods? (Denver, Highlands Ranch, Parker: foreclosure, houses, new construction)

[rebagirl]

Originally Posted by esya

colorado law provides that covenants typically have expire after 50 years unless renewed, so......most neighborhoods had them at one time. Usually the HOAs weaken before that, as well.

In that case, I'd better steer clear of a brand-new home, since its HOA could easily outlive me!

[bhcompy]

In regards to the original post, it seems that the Acres Green area(Highlands Ranch?) does not have an HOA, or at least HOA fees. Noticed this while researching my upcoming home purchase.

[rebagirl]

We're still hoping to move this summer, and have been looking at homes in various areas, even though it is a bit premature. I agree that it is hard to find non-HOA communities.

Question--How can you tell if an HOA is strictly enforced or has become a bit lax? Also, does each subdivision generally have its own HOA, or does an HOA cover a larger area within a city?

I have found the following guidelines for Highlands Ranch as an example. Does this HOA cover all of Highlands Ranch? Just curious as to how they normally work.

http://www.hrcaonline.org/objects/downloads/RIG's%20January%202006.pdf (broken link)

[2bindenver]

Originally Posted by rebagirl

I have found the following guidelines for Highlands Ranch as an example. Does this HOA cover all of Highlands Ranch? Just curious as to how they normally work.

http://www.hrcaonline.org/objects/downloads/RIG's%20January%202006.pdf (broken link)

Yes, HR is a subdivision. There are also sub-association in HR - you have to follow their rules too. All the ones built in the last 6 years have sub-associations.

Is there a particular rule, or set of rules that you are trying to avoid?

I am unaware of any HOA that are currently lax. Could there be some, sure, is there any guarantee in the future that they might start enforcing (with gusto?) nope.

[Maltose]

Something else to consider you may not think about. As foreclosures and abandoned properties become more common, HOA fees can be adjusted to make up for the lost revenue these properties aren't bringing in. This may be more common in condos than of SFR neighborhoods.

[2bindenver]

Originally Posted by Maltose

HOA fees can be adjusted to make up for the lost revenue these properties aren't bringing in.

What makes you think this?

Doesn't the HOA collect a reserve amount in the beginning and collect their full fee from the bank when it's sold to a new owner?

I am sure that HOA fees can become liens and that any new mortgage holder would require HOA fees be current at closing.

[Maltose]

I knew someone would ask for some documentation. I couldn't find a quick example on the blog I normally read but a quick Google search pulled one up on the first page. And guess where?
9NEWS - Article - Foreclosures causing HOA fees to go up

[rebagirl]

Thanks for the info. I definitely understand there are positives to having an HOA. However, because I've never had to deal with one, it makes me a bit nervous. There must be a lot of people in Colorado who have no clue how to keep their properties looking decent on their own--just kidding! I am just concerned about some of the rules that to me seem trivial, particularly those that involve one's back yard. I just don't want to feel like I'm renting my house from the HOA. Here's an article I found recently about HOA's.

The runaway power of homeowners associations - Buying a House - MSN Real Estate

I know many people live happily in areas with an HOA. I hope if it comes down to it, I'll be able to do the same.

[2bindenver]

I have owned 4 personal residences all in a HOA for all the 19 years I have lived in Denver. I would never consider a single family residence if there wasn't a good one in place.

I read the CC&R's prior to closing.

I read the meeting minutes.

I read the financial.

I attended HOA meetings for the first 9 years.

I have gotten a four letters from the HOA. Two were to remind me to install landscaping by the deadline. One was to remind me to paint the trim, and to submit the colors to the Architectural Control Committee, one was to remove two bikes and the lawn mower from the side yard.

Don't get yourself worked up over an unknown. It could very well be a non-issue.

[Bagz]

2 months after moving into a house I got a letter that my AC unit had to be screened. The unit was there when the house was built 5 years earlier, but someone found a bylaw. Then I got notices that my brand new boat could not be parked outside. Now I can understand junky boats, or boats outside in the winter but nice boats in a lake community? I now live in the foothills and do what I want.

I have talked to many people (and there are many on this thread) who will never live in a covenant controlled community. It is my belief that the price/foot in the older communities of denver have recently shot up as a backlash to HOA's, and ironically the initial intent of HOA's to keep values up is being underminded by the HOA's themselves. Supply and demand. Every unreasonable letter lowers the supply of people who desire controlled neighborhoods.

Funny how the early HOA's posted signs that said "Covenant Protected" now the signs all say "Covenant Controlled."

If your neighbor's lawn is getting long and you are trying to sell your house - what a great excuse to TALK with your neighbor. Letters are so impersonal.