CEDAR CREEK CONDO ASSOCIATION

13 Moose Ridge Road, Big Sky, Montana 59716

The Cedar Creek Complex has eights buildings, with a total of 72 units that range in size from 566 to 1128 square feet. Not only is this beautiful complex within walking distance of the Big Sky Resort, ski lifts, shopping, restaurants, and hiking trails, a unit at Cedar Creek is one of the most affordable places on the mountain to own or rent. There is bus service from the parking lot entrance to the Big Sky Resort, down the mountain to Town Square, Meadow Village, restaurants, and to various stops in Bozeman.  

No Smoking Policy: Smoking of any materials is not allowed anywhere on the premises. When you cross the property line to enter the complex, you must extinguish all smoking materials. You may not smoke inside your vehicle while in the Cedar Creek parking lot or in any unit or common area. This policy is strictly enforced and fines are levied to unit owners for violations they, their tenants, or visitors commit.

Pet Policy: Unit owners may have a maximum of two pets but tenants and their guests are not allowed to house dogs. Exceptions are made for qualified service or assistance dogs.  All dogs must be registered and vaccination certificates must be provided.  Immediate family members of unit owners, defined as parents, siblings and spouses, and grandparents of the owner, may bring a pet for a short visit to the owner's unit.  Visitors other than immediate family members, as defined,  may not register pets or bring them onto premises and doing so is in violation of the pet policy.  

Quiet Hours: All residents should be allowed to enjoy peace and quiet in a safe and secure environment; therefore, the HOA policy is to strictly enforce Quiet Hours between 10:00pm and 8:00am. Excessive noise that disturbs other residents is not allowed at any time.  

If you’re thinking of buying or renting a Cedar Creek unit, please click on Documents and review “Rules & Regulations” and other governing documents that apply to owners, tenants, and guests. If you have questions or need further information, please select the “Contact Us” option in the upper right-hand corner of the menu bar and ask the board for assistance. 

For specific information about the quarterly association fees and due dates, please review "Fees for Cedar Creek" under the documents menu or contact the board. A wealth of helpful information is provided in the FAQ section.  

FREQUENTLY ASKED QUESTIONS

Q How much are the Homeowners Association fees?
A Fees are assessed quarterly and are based on square footage of the unit.  Assessments range from a low of $386.84 to a high of $816.66. Specific unit fees and other information are included in the "Fees" document, in the general information folder.

Q Are any special assessments planned?
A In the annual meeting on 9/2/2017, the board announced that no special assessment or increase in quarterly fees is anticipated for 2017-2018. The word “anticipated” precludes any emergency situation that might occur that requires a special assessment. The Board is very proactive and manages funds with a concerted effort to schedule all necessary maintenance and expenses within the approved annual budget and thus to avoid “surprise” assessments.  

Q How frequently are the quarterly assessments increased?

A The only increase in quarterly assessments between 2008 and 2017 was a 5% increase, effective January 1, 2017.  Cedar Creek has the lowest per square foot assessment of the condo compexes on the mountain, near the resort.

Q Are there other fees that an owner has to pay?
A In addition to the Cedar Creek Association quarterly fees, owners have to pay an annual fee of about $370 to Big Sky Owners Association. The annual BSOA fee is due in October each year.  For further information, contact BSOA@bigskyoa.org, or call 406-995-4166.

Q What companies provide utility, internet, and phone services?
A Instructions and company names, phone numbers, and email addresses are provided for utility, internet, and phone services under the general information section. Click on Documents from the main menu and then click on General Information.

Q What companies are allowed to provide repair service for Cedar Creek owners?

A Each unit owner is responsible for selecting and paying for services of any type done inside the unit or to/on limited common areas such as decks, patios, and fences.  The HOA does not designate particular vendors; however, to assist owners, some service companies are identified in the general information folder, under contracts.  All owners are encouraged to carefully investigate service vendors before arranging for a plumber, electrician, appliance repair person, or other type of service.

Q What is the address to be used to send mail or packages to tenants who don't post office boxes?
A  There is no mail delivery in Big Sky; however, a short-term resident or visitor can have mail sent to General Delivery, Big Sky Post Office, Big Sky, Montana 59716.  The address for UPS, FedEx service is 13 Moose Ridge Road Unit #___, Big Sky, Montana 59716.  Additional information is available under Documents, General Information Folder, “Instructions for Mailing to Residents.” 

Q Who is responsible for furnaces and appliances inside the units?
A Individual unit owners are responsible for maintaining the furnaces, appliances, flooring, walls, interior window trim, and for other repairs inside the unit.  A complete description of common and limited common areas is given in the HOA Declarations, as amended, document, which is available in the Public section, under Governing Documents.

Q Who is responsible for windows and doors to condos?

 A Each owner is responsible for the windows and doors to his/her condo.  If a replacement window is needed, the owner has to pay for the window and installation.  The same is true for doors.  Windows may be upgraded; however, the exterior must conform to the current appearance.  Entrance doors to your unit must be fireproof and color matched as closely as possible to doors to surrounding units. If you have questions, please contact a member of the board.  

Q Are unit owners allowed to hire individual rental or property managers?

A Any owner may be represented by an agent or private property manager; however, the HOA does not have a contractual relationship with or responsibility to any owner's agent.  The unit owner is the point of contact for and responsible to the HOA for fines.

Q I have a medical permit to use marijuana. May I smoke Cannabis in a Cedar Creek Unit?
A Cannabis is a controlled substance according to federal law. 21 U.S.C. § 812, and federal laws trump state laws; therefore, owners may not use marijuana on the premises or inside a unit, even with a medical permit to do so. Governing Law, 21 U.S.C. § 856(a), makes it is unlawful to: "(1) knowingly open, lease, rent, use, or maintain any place, whether permanently or temporarily, for the purpose of manufacturing, distributing, or using any controlled substance; [or] (2) manage or control any place, whether permanently or temporarily, either as an owner, lessee, agent, employee, occupant, or mortgagee, and knowingly and intentionally rent, lease, profit from, or make available for use, with or without compensation, the place for the purpose of unlawfully manufacturing, storing, distributing, or using a controlled substance." 

 Although limited use and distribution of marijuana may be permitted under the Montana Medical Marijuana Act (MMA), federal law does not provide an exemption from the Controlled Substances Act for medical uses of marijuana. Therefore, as pointed out in a memorandum sent to all United States Attorneys by the Department of Justice, "persons who are in the business of cultivating, selling or distributing marijuana, and those who knowingly facilitate such activities, are in violation of the Controlled Substances Act, regardless of state law."  

Q Where can I find the Rules and Regulations currently in effect for Cedar Creek Complex?

A Rules and Regulations are posted at each building entrance, should be posted in each unit, and may be downloaded from this website.  Go to Documents, General Information, Rules and Regulations.

Q If I own a unit, get fined, and believe the fine was erroneously levied, is there recourse?

A Any decision of the Board to issue a fine to a unit owner may be appealed, in writing, within 30 days of notification.  Before any fine is levied, the board reviews the complaint and supporting evidence to ensure action taken is fair and that rules are uniformly enforcement.  A warning will be issued provided a violation does not affect the health or safety of other residents and does not cause limited common area property damage. 

Q How often does the board change the rules?

A  Although the board can implement procedures, it does not have authority to change any rule adopted by the HOA.  Rule changes must be voted on by HOA members and at least 60% aggregate interest approval is required for ratification.  Any owner may propose a new rule or suggest an existing rule be changed and request the issue be listed on the agenda for vote at the next annual meeting.  In addition, a pecial election may be conducted as set forth in the ByLaws, a synopsis of which is available under Governing Documents. Written ballots may be approved interim to annual meetings to address specific "can't wait" issues and all owners must be notified in writing, with notice mailed USPS to the physical address on record.  

Q How does a person get on the board?

A Any unit owner may volunteer to serve on the board and have his/her name submitted to owners for vote at the annual meeting.  Any owner may self-nominate or may nominate another unit owner to serve.  The Cedar Creek Board is proactive and anyone elected to the board is expected to serve on a committee and ro participate in the decision-making process.  Every member of the current board is either retired from or currently employed in a professional field, owns or has owned a small business, and has relevant experience that positions him/her to significantly contribute toward the greater good of the HOA.  The combined applicable experience base of the current board is over 200 years.

Q How old are the Cedar Creek buildings? 

A Articles of Incorporation were recorded December 22, 1997.  Phase 1, consisting of 32 units, was completed in February 1998.  Phase 2, consisting of 24 buildings, was completed in 1999; and Phase 3, consisting of 16 units, was completed in 2000-2001. 

Q Who is responsible for decks, patios, and fences?

A Decks, patios, and fences are defined as limited common elements.  These areas can only be used by or with permission of owners of specific units, who are responsible for maintaining those decks, patios, and fences.  Hallways and parking lots are defined as common elements and maintenance is done using assessment dollars.  The property manager may assist a unit owner with shoveling a deck or patio; however, the owner is billed by the HOA for work done in or on any area that is connected to an individual unit and not accessible to all unit owners.  

Q How can I get emails and phone numbers of all unit owners?

A The HOA publishes a directory of members that provides the unit number, percentage interest, name, and physical address of each owner.  Telephone numbers and email addresses are not considered corporate or public information and that information is not published or shared.  If you want to get an email address or phone number of a unit owner, you must contact that person.

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