GORE TRAIL MANAGEMENT SERVICES

MANAGEMENT SERVICES
GORE TRAIL AT WILDERNEST ASSOCIATION

PREAPPROVAL & SECURITY CHECKS REQUEST FORM

Wildernest Property Management shall provide the following services through it's managers, employees, and personnel:

A. Provide on a twice per month basis, to the extent that access has been provided by the unit owner, a daytime inspection of each unoccupied unit. This inspection consists of:
1. Ring doorbell and if no answer, enter unit.
2. Check visually for proper appearance (vandalism, etc.)
3. Verify furnace operating properly.
4. Verify electrical and water operation.
5. Contact owner or owners' representative if any problems.
6. Take emergency measures when required.

B. Maintain accurate logs properly reflecting all unit inspections made and the result of the inspections. Such logs shall be kept on file for the term of the contract and shall be available at all reasonable times for examination by the owners and/or the Association.

C. Periodically, inspect the exterior of all buildings, adjacent grounds, and interior public use areas and take such reasonable prompt action so as to preserve the tidiness and order of the entire complex. The policing of litter from interior and exterior public use areas shall be accomplished by the Agent's personnel. Consulting services by Wildernest Repair & Maintenance personnel that define the solutions to problems or involve the supervision of outside contractors are at an additional charge.

D. In the event of an emergency requiring immediate repairs to preserve the safety and health of person, or the property of the Association, or of any unit owner(s), the Agent shall cause necessary repairs to be made, by qualified specialists, and will charge the actual cash expense thereof to the owner of the items repaired or to the Association for commonly owned property. The determination of what constitutes an "emergency" as used in this Agreement shall be made by the Agent.

E. On a regular basis, coordinate or provide trash removal such that there is not an overflow on the premises.

F. Coordinate an early morning pass through the parking lot(s) to remove snow and/or sanding of entranceways to allow occupants to egress the property as needed in the option of the Agent.

G. As determined by the Agent, remove snow and ice from common walkways and stairways. Snow and ice removal from the roofs, the window wells, and around the edges of the buildings, is at an additional charge.

H. Maintain common area lighting, replacing missing and/or burned out bulbs on a regular basis.

I. Check the boilers regularly insuring proper temperatures and pressure.

J. Maintain the cleanliness and chemical balance of the hot tubs.

K. Maintain the cleanliness of the clubhouse.

L. Open and close the clubhouse daily.

M. Maintain keys for each homeowner to the extent they are provided by the homeowner.

N. Enforce House Rules & Regulations, to include maintaining parking control, and with the approval of one of the Board of Directors acting in behalf of the Association have unauthorized vehicles removed from the Association parking areas within the limits of the law. All expenses for such actions will be borne by the Association.

O. The Agent will provide 24 hour per day, 365 days per year coverage utilizing maintenance personnel and or management personnel to assist owners in the event of an emergency.

P. Draft and update new owner information packets and distribute to owners following their closing date.

Q. Continually maintain and update homeowner's listings.

R. Insurance - All insurance coverage shall be at the expense of the Association. Agent shall:
1. Aid the Board of Directors in seeing that the Complex is adequately insured and that no lapses in said insurance occur.
2. Take such action as may be needed to comply promptly with any and all orders or requirements affecting the Complex made by fire underwriters, building inspectors or similar authorities. No such action shall be taken if the Association decides to contest such order or requirement. All such orders or requirements shall promptly be transmitted to the President.
3. Using the services of insurance and/or underwriting professionals, if needed, to obtain comparative bids or estimates when desirable.
4. Let for bid the Association's property and liability insurance coverages annually.
5. Advise and assist the Board in obtaining, maintaining, renewing and/or changing casualty, liability and other insurance coverage appropriate to the Complex and meeting the requirements of the governing documents for the Complex.
6. File insurance claims on behalf of the Association at an additional charge.

S. Assist the Association with outside contractors attempting to negotiate as desirable arrangements as possible.

T. Complete special projects for the Association Board of Directors. Examples include:
1. Complete affidavits to facilitate sales.
2. Research Association By-Laws and Declarations from time to time.
3. Provide limited secretarial services to the Association President.
4. Coordinate architectural review for the Directors.

U. Accounting/Bookkeeping services include:
1. Maintain the Association's financial accounts, books, and records.
2. Collect, record, and bill owners for dues and/or special assessments.
3. Administer Association Bank Accounts in a current and businesslike manner. Separate accounts are maintained for each Association.
4. Prepare and mail to the Directors: a monthly financial statement with a comparison to budget, a year-to-date financial statement with a comparison to budget, and a balance sheet.
5. Prepare a dues delinquency report on a monthly basis.
6. Pay all the Association bills when due and keep records of such payments.
7. Pursue collection of all funds due to the Association using all legal means up to releasing the case to an attorney for litigation.
8. Cooperate with auditors/accountants as hired by the Board.
9. Prepare an annual budget proposal for the Directors about 30 days prior to the start of the fiscal year.
10. Complete an annual review of the financial records by the controller.
11. Carry on all necessary correspondence and maintain all records necessary for conduct of the Association's business.
12. Assist in the budgetary process. The Agent will not be responsible for any annual audit by an independent CPA firm, nor for any expenses or employee time incurred in working with an independent CPA firm.
13. The Agent agrees to allow the President of the Association or his designated representative to inspect the Agent's records pertaining to the Association, during normal business hours.
14. Complete Annual Report for the Colorado Secretary of State.

V. Create and maintain a website to be used as the primary communication vehicle for Board members and for homeowners. The website home page for all associations will include: the meeting schedule, links to other sites, a Who's Who at Wildernest, and notices of interest to all homeowners. Each association's website will include: The Association's covenants, rules and regulations, meeting minutes, management services, financial statements and notices. Pictures will be included at no additional charge, although there will be a charge if the agent is to take pictures. Additionally, there will be no charge for the following mailings to homeowners:
1. Notices of special and annual meetings.
2. Notices that involve life/safety issues.
3. Violations (unless via certified mail).
4. Notices of delinquency.
5. Payment/coupon books.
6. New owner information packets.
7. Meeting minutes if requested by a homeowner.
8. Financial statements if requested by a Board member.
All other mailings will be at an additional charge.

This page last updated August 5, 2005