FAQs

Water:  This is in compliance to the water decree that established this subdivision in 1979 and is a State requirement that the HOA is required to abide by.  A condensed version of homeowner obligations as related to our water decree in PDF format can be found here, with the full water decree document available here.

  • Usage:  (Covenant #15-A) Well water is for “domestic, in-house use and purposes only except for horses and other authorized domestic pets.” Trees and gardens may not be watered with water from the wells.   Rain barrels are now permitted by the state, up to two 55 gallon barrels (110 gallons total). This collected water may be used for gardening/tree watering purposes.
  • Water Meters: (Covenant #15-A) ALL WELLS MUST HAVE A WORKING METER.  A plumber can install a meter for you.  Please contact us with any questions.
    • Reporting Process: Each homeowner with a dwelling and/or well must report their meter reading to the BHA during the first week of November. The BHA is then required to report our subdivision’s water usage to the Colorado Water Commissioner. Next, to stay in compliance with the Water Decree, the HOA releases a specific amount of water downstream as determined by the gallons used.  We have a general understanding of normal annual full or part time household use, so if your reported number seems off, we may alert you to check for a leak or a broken meter.   Again, please remember that well water may not be used to water gardens and trees. We worked hard over the last few years to achieve our compliance by the State and now must diligently maintain it!
    • At the end of October an email reminder will go out to all homeowners that we have a current email address for. On November 1st, simply click on “Water Reporting” to submit your report.
    • If we do not have your email address, a postcard has been included with your annual mailing. Please store the postcard in a place to be completed at the beginning of November and mailed no later than November 7th, or you may complete the form on the website.
    • Part time residents MUST submit their meter reading when they close up for the last time prior to November – simply read your meter on your last day then go to our website and complete the report as part of your closing process. IT IS YOUR RESPONSIBILITY TO MAKE THIS HAPPEN PRIOR TO NOVEMBER! IF YOU FORGET, YOU MUST MAKE TIMELY ARRANGEMENTS TO REPORT PRIOR TO THE DUE DATE OF NOVEMBER 7th. WE SUGGEST ADDING IT TO YOUR CALENDAR AND/OR CLOSING DUTIES LIST.
    • If you have not been to your property for the year or have not used water from your well, YOU MUST STILL SUBMIT A REPORT. There is a provision for this on the website report form. The HOA does not keep tabs on whether you have/have not been to your property, so please still complete the website form when you receive the email, or submit the postcard if it is enclosed.
    • If you do not have a dwelling/well on your property or own a lot only (no structure), you do NOT need to report. We have it on file which properties have a dwelling/well, so those homeowners will either receive an email in October, or have received a postcard with this mailing.


    So, pretty please, don’t make the Board go knocking on your door    ! We don’t enjoy that any more than you do! Just sayin’  🙂

Fire: – Covenant #13
NOTE: If you plan to have a campfire or plan to burn a slash pile, you must call and alert the Sheriff’s office at 719-783-2270 prior to any burning. When nearby neighbors smell smoke and alert the Sheriff’s office, they must have record of your burn or you will be the recipient of some emergency excitement!

  • Campfires: campfires are permitted (as long as no fire ban has been issued by the sheriff), but please no bonfires. Keep fires to knee height (something that can’t get out of hand) and can be extinguished quickly and completely in case of wind or emergency.  Keep your fires attended at all times and be aware of wind. Extinguish properly.
  • Slash pile burning: Any brush/fire control refuse burning is restricted to when there is at least 3” of solid snow on the ground.
  • Propane fire pits: may be used at any time, even if a stage one fire ban is in place and does not need to be called into the sheriff’s office.
  • Custer County Ordinance No. 15-02, pertaining to regulating and restricting open fires and open burning in the unincorporated areas of Custer County is available at this link or at the Custer County website

Camping/Trailers:

  • (Covenant #24-A) RVs/campers/trailers and corresponding gear may not be set up for permanent use.  Members are welcome to have vacation equipment established for 120 continuous days then it would have to be removed after the 120 days’ time (for example, to allow for a full summer’s enjoyment and then removed after the season). RVs and gear may not be permanently stored unless a permanent structure is on the property (a home, or a garage/shed that would store the equipment, etc. – structure must be approved by the HOA per Covenant #4). Vacant lots may not be used for permanent storage of RVs.
  • (Covenant #8) Members may camp for up to 30 continuous days at a time.  In other words, a family couldn’t simply stay for the entire summer in a temporary structure/RV unless they were actively building a permanent structure.
  • Trailers on vacant lots (lots without homes) may not be left unattended for more than 30 days.  If you do not plan to return to your lot/trailer for more than 30 days, the trailer must be removed

Building:

  • Building size: (Covenant #5) A dwelling must be 600 Square feet or more on ground level and must be attached to a permanent foundation. Therefore, Tiny Homes are not permitted. Tiny Homes are under the same requirements as any RV and subject to the Covenant #8 and #24-A requirements stated above.
  • Building plans: (Covenant #4) If you plan to build, plans must be submitted to the Board. Approval is required by the HOA before a Custer County Zoning permit is issued. Plans can be submitted by email or by mail to PO Box 368, Westcliffe, CO 81252.

ATVs:

  • ATVs are now legal to be ridden on county roads within rules
  • Drivers must be 16 years old with a valid driver’s license
  • ATVs must be registered with Colorado
  • Must have minimum liability insurance for ATV
  • ATVs can NOT be ridden on state highways, but can cross on a 90 degree angle
  • All traffic laws must be observed
  • Violations should be reported to the sheriff’s office
  • Custer County Ordinance No. 15-01, pertaining to regulating the operation and use of off-highway vehicles  is available at this link or at the Custer County website

Hunting and Use of Firearms:  Covenant #20

  • No hunting on any BHA property
  • No use of or discharge of firearms except to protect life or property

Animals:  Covenant #16

  • Per paragraph 16B, added in 2023, chickens (not roosters) are now allowed for personal use only, with a limit of 12 chickens per property.  See the covenants for additional details and limitations and the links below for additional helpful resources:
  • Aside from the basic understanding of “household pets”, only horses and mules are allowed. Pigs, goats, sheep, cows, and other farm animals are not permitted. If you have these animals on your property, they must be removed. Horses, chickens, dogs, and cats must be kept on their property and are not allowed free reign. Please ensure that animals are properly contained and cared for.

Renters:

  • If you are renting your property (full time or vacation), please advise your renters of all restrictions. Renters are required to comply with all fire and animal regulations and water restrictions. Owners are responsible to maintain all restrictions, even of renters.

Miscellaneous:

  • Dues – Our fiscal year runs from May 1st –April 30th.  Annual dues of $30/lot/year are due by the time of our annual meeting, currently held the last Saturday of the month of July.  Please include your lot AND sub-filing numbers on your check.
  • Cars – All vehicles MUST be operable and properly licensed.
  • Junk – We ask that you please keep your lot clear of unsightly junk.  Dilapidated furniture and appliances are frustrating for neighbors who love the beauty and purity of the area and also decreases property values for homeowners seeking to sell.  Please be courteous to other community members.

Custer County Info:

Blumenau Map and Property Boundaries:

  • An image of a plat map of Blumenau can be downloaded here.
  • Boundary concerns should be brought up directly with your neighbors, and trespassing issues should be directed to the sheriff
  • Should you need your boundaries verified, a surveyor should be able to do so for a fee