Evidence owners need before voting
A permanent covenant amendment should rest on reliable BME-specific records, a clear methodology, and a meaningful chance for owners to review the proposed text and alternatives.
What we asked the Board
In the September 11 owner update, Jason reports that a group of owners sent the Board a detailed letter and a formal CCIOA records request in early September 2026. The owners asked for a written response by September 16, 2026. Their reported requests cover:
- The recorded Article XX amendment and a current consolidated copy of the covenants.
- The 2021 recorded rental restriction, the reported 2023 withdrawal instrument with reception numbers, and the related settlement agreement.
- Article XX ballots, tally, notice, mailing list, and notices returned undeliverable.
- The 2022 board minutes and year-end financials.
- Engagement letters and invoices for STR and covenant-project legal work, and records of who authorized the spending.
We would rather work this out with the Board than around it. We will share a reviewed public response or summary when available, respecting personal information and any applicable confidentiality restrictions.
Update dated September 11, 2026: this is a summary of the owners’ report. Copies of the sent letter and request are not yet available on this site, and the Board’s response status has not been independently verified here. September 16 is the response date the owners requested; it is not presented as a statutory deadline.
Records requests concern C.R.S. § 38-33.3-317 (association records). Section 38-33.3-217 concerns declaration amendments. A request does not mean every document is subject to disclosure or suitable for publication.
This is not a request to minimize water, safety, parking, noise, or wildfire concerns. It is a request to connect each concern to documented facts, so owners can choose a proportionate response rather than make a permanent decision from incomplete information.
We support rules that reliable BME-specific evidence warrants. The two records below are the minimum starting point.
An anonymized water-use comparison
Publish a methodology and aggregated meter or pumping data that compare permitted rentals, full-time homes, seasonal homes, and vacant properties. The analysis should identify the period measured, account for known leaks and irrigation where possible, and avoid publishing individual-owner information.
Without this, owners cannot tell whether a use category, leaks, outdoor watering, occupancy patterns, or another factor is driving system demand.
A dated, redacted incident record
For each reported concern, identify the date, category, source of the complaint or official report, response or outcome, and documented basis for linking it to an STR. Redact names, addresses, and other personal information.
That record would let owners distinguish isolated issues from a pattern and decide whether enforcement, local contacts, guest rules, fines, or another remedy fits the evidence.
The supporting record owners should also receive
The proposed Declaration, redline, and ballot materials. Owners should be able to read the exact language, what changes from the current covenants, the voting rule, and the official schedule before voting.
A comparison of alternatives. Explain why registration, occupancy limits, quiet hours, parking rules, local contacts, water rules, and enforcement would or would not address the documented concerns. BME's 2020 STR Committee already developed a rules-based option.
The water-system records relied upon. Provide the final water-court decree, relevant permits and augmentation documents, engineering analyses, and the methodology behind any claim that a particular category of use threatens supply.
A review and comment process. Publish the draft, supporting records, comment window, meeting dates, and response to material questions in time for owners to evaluate them.
A fair vote needs more than a conclusion
Review the official draft and the records behind it. Ask whether the proposed remedy is supported by the evidence and proportionate to the documented problem.
Sources: BMEPOA board and Water Committee records (2020–2026), including the Board Memo to Owners — July 31, 2026; the August 2020 STR Committee findings memo; the May 21, 2026 Water Committee Letter; and the Association's governing documents. See Sources & Documents for publicly available records and source context.
