Frequently asked questions

Straight answers about the proposed amendment, the voting rules, and what's actually allowed today.

Does BME allow short-term rentals today?

Yes. The Declaration requires owners who rent or lease to do so under a written lease, and the board may set rules for those leases. There is currently no covenant provision that specifically bans rentals under 30 days — that is exactly what the proposed Article IV amendment would add.

What are Article IV and Article XX?

Article IV is the proposed covenant amendment that would prohibit short-term rentals in BME. Article XX, passed in August 2025 with 77.7% approval, changed how votes are counted toward the approval threshold — non-votes no longer count as "no." That makes the STR vote easier to pass without broad participation, which is why returning your ballot matters so much.

If I don't vote, does that help or hurt the ban?

Under the old rules, a non-vote effectively counted as a "no." Since Article XX passed, that protection is gone — not voting simply removes your voice from the count. A documented, counted vote is also harder to challenge or revisit later, and Colorado law allows a board that falls just short of the threshold to petition a court to ratify an amendment under certain conditions. Whichever way you lean: return your ballot.

Doesn't "residential use only" already ban STRs?

No. Colorado courts have held that generic "residential use only" language does not, by itself, ban short-term rentals — which is why a specific declaration amendment is required rather than a board rule or reinterpretation.

What does it take for the amendment to pass?

The July 4, 2026 annual-meeting minutes describe the amended process as requiring owner quorum and approval by at least two-thirds of votes cast. The exact procedure should be verified against the recorded Article XX amendment and the official ballot notice.

Aren't STRs unregulated here?

No. BME is outside the Town of South Fork, so Rio Grande County's vacation-rental rules apply. The County requires a Temporary Use Permit, tax compliance, liability insurance, a local property manager, posted occupancy and rules, fire and carbon-monoxide safety measures, legal access, trash service, and on-property parking. BME can add community-specific rules. See The Facts for sources.

What about noise, parking, and septic concerns?

They're legitimate — and they're exactly what a registration-and-rules system addresses: quiet hours, occupancy caps tied to bedroom count, parking limits, a required local contact, and an enforcement deposit. BME's own 2020 STR Committee proposed this approach. See Ban vs. Regulate.

Will banning STRs protect property values?

The research is genuinely mixed. Some peer-reviewed studies associate STR activity with higher prices or restrictions with lower prices; a recent HOA-focused study found lower values where Airbnb activity was allowed. There is no BME-specific study, so neither side can responsibly promise that a ban will raise or lower BME values. See the sourced breakdown on The Facts.

When is the vote?

No vote has been officially noticed yet. In its July 31, 2026 follow-up memo, the board said the proposed Declaration will be available for owner review and comment before a vote. The board has previously indicated a possible vote around December 2026; confirm the date and text against the formal notice once issued. See the Timeline.

Is this site an official BMEPOA communication?

No. This site is prepared by a group of concerned BME owners to share factual background ahead of the board's vote. It is not legal advice — consult a Colorado HOA/CIC attorney with specific questions. Questions about the official process can be directed to the BMEPOA board at P.O. Box 713, South Fork, CO 81154.