Covenant Violation Procedures

Each owner of a privately owned property within the Community Association is a member of the HRCA. When purchasing property in Highlands Ranch, every homeowner agrees to comply with covenant controls that are designed to enhance the quality, value, desirability, and attractiveness of all property. HRCA has adopted non-compliance procedures to help enforce the community covenants.

Covenant Violation Procedure

Upon notice of a covenant violation, HRCA follows these procedures:

First Notice of Non-Compliance:
The violation is investigated by staff and photo-documented, and notice is then sent via mail to owner of the property (or designee.) Each violation has a specific timeframe to “cure” or remedy. Upon re-inspection, if the violation has been corrected, the property record is updated showing compliance.

Second Notice of Non-Compliance: Upon re-inspection, if the violation still exists, the violation is photo–documented and a second notice of non-compliance is sent via mail.

Third Notice - Interim Letter: Upon  re-inspection, if violation still exists, the violation is photo-documented and a third notice is sent via mail providing a “cure” date and an opportunity to request a Tribunal hearing.

If a signed Tribunal request by the property owner is NOT received within 15 days, fines commence at $25/day, coupled with suspension of recreation privileges and loss of voting rights on HRCA matters. Dependent on the severity of the issue, and/or the level of cooperation received from the property owner, the file is forwarded to Counsel to pursue legal remedies to gain compliance. The vast majority of files are forwarded to Counsel within thirty (30) days. Counsel then provides a “Demand Letter” to the property owner and actively pursues the violation(s) until compliance is achieved and all “hard costs” associated with the process are retrieved.

Declaration/By-Laws: The Community Declaration prescribes the afore-mentioned compliance process. An owner has a minimum of forty five (45) days to “cure” a violation. The noted procedures incorporate said timeframe to achieve compliance.

Covenant Fine Policy & Schedule of Fines

Pursuant to Paragraph 2 of the Covenant Enforcement and Fine Policy of Highlands Ranch Community Association, Inc., adopted November 15, 2016, the following Schedule of Fines is hereby adopted:

  1. Continuing Violations (as such term is defined in Section 12.1(f) of the Seventh Amendment to Bylaws of Highlands Ranch Community Association, Inc, dated May 17, 2016): $25 per day. See Bylaws under the Governing Docs.
     
  2. All other Violations:
  • First violation: $50
  • Second violation (of same covenant or rule) $100
  • Third violation (of same covenant or rule) $200

More Covenant Information

Still have Questions?
Contact: HRCA Community Improvement Services Department at [email protected] or 303-471-8821. Office is located in the Recreation Center at Eastridge, 9568 University Blvd., Highlands Ranch, CO 80126.

We are working diligently to provide a clean, safe environment for you, but with all things related to COVID-19 there is inherent risk. It is up to you to choose to use the HRCA amenities, knowing that you assume risk when gathering with other people and visiting other facilities.