Posted:
Michael, there is an automatic lien against each property for unpaid assessments. It is prudent to also file a lien for each property with assessments which are delinquent after following certain procedures. First your HOA should establish Rules and Regulations on Delinquent assessments. Prior to filing the lien the owner should be given at least 30 days forwarning to pay or a lien will be filed. Examples of R&Rs and Notice of Lien and Release of Lein forms I use are posted below.
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Rules and Regulations on Delinquent Assessments
Assessments are delinquent when payment has not been received by the due date. A 10 day grace period is provided for receipt of payment after which the property is assessed a late charge of $10.00 per month.
Assessments may include, but are not limited to, the annual (regular) assessment, special assessments, late charges, interest, fees, fines, attorney fees, collection costs and court costs. All costs related to a delinquent account shall be assessed to the property and paid by the owner. The Declaration (Covenants) establishes that an assessment is a continuing lien upon the property and a personal obligation of the owner.
The annual assessment is determined by the Board of Directors as part of the annual budget. The annual budget is ratified, or vetoed, by homeowners at the annual meeting. If the members veto the budget, then the prior budget, including the annual assessment, remains in effect until a new budget is approved. The annual assessment may be paid on a quarterly basis with payments due on the first day of each quarter beginning January 1st, April 1st, July 1st, and October 1st. Assessment payments shall be applied to the oldest assessment first and progress toward the most recent assessment.
Statements may be provided by mail, e-mail, or coupons as a reminder to homeowners of the amount and due date of a quarterly assessment. Nevertheless, it is the responsibility of the homeowner to remember to pay by the due date even if a statement is not received. An owner may request consideration by the Board of Directors to defer payment due to extenuating circumstances.
An account delinquent over 10 days will be charged $10.00 each month it maintains a balance over $10.00. If a check is returned the account becomes delinquent plus there is a charge of $35.00 for the returned check.
An account delinquent over 70 days shall be provided a warning that a lien will be recorded on the property if payment is not received within 30 days.
An account delinquent over 100 days will have a lien filed with the Douglas County Clerk. The lien amount will include a filing charge of $100.
An account delinquent over 130 days shall be provided a warning that the account will be referred to an attorney for collection if not paid within 30 days.
The Association shall make a good faith effort to resolve disputes first with the Owner. If resolution is not reached the Association stands ready to go to binding Arbitration under the Uniform Arbitration Act. The parties are herein forewarned that if court proceedings are necessary to resolve a dispute, the court shall award to the prevailing party reasonable collection costs, attorney fees, and other costs.
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NOTICE OF LIEN
NOTICE IS HEREBY GIVEN that pursuant to the Declaration of Covenants, Conditions, and Restrictions of (Name of HOA) recorded on (date), at Reception No. __________, in the records of the Clerk and Recorder of Douglas County, Colorado, the present owners of (legal description), also known as (street address), are delinquent in the payment of assessments, interest, late charges, and/or other fees and costs in the total amount of $____________ as of (date), and that said amount, together with any future delinquencies in assessments, interest, late charges, and/or other fees and costs provided for in the above referred Declaration shall draw interest in accordance with the terms of the above referred Declaration.
_______________ Homeowners Association, Inc.
__________________________________
Roger Borcherding, Managing Agent
9723 Cypress Point Circle
Lone Tree, CO 80124
STATE OF COLORADO )
) ss.
COUNTY OF DOUGLAS )
The foregoing instrument was acknowledged before me this _______ day of _______________, 2006, by Roger Borcherding, Managing Agent for _______ Homeowners Association, Inc.
My commission expires: ____________________________
____________________________
Signature of Notary Public
Copy to: Owner of Record: ____________________________________
Address of Record: ____________________________________
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RELEASE OF LIEN
Notice of lien recorded by the _________Homeowners Association, Inc., a Colorado non-profit corporation, on the _________ day of _________________, 2006, Reception No. ___________, of the records in the Clerk and Recorder’s Office at the County of Douglas, State of Colorado, is hereby released in full, and the following described property located in Douglas County, Colorado, to wit: (legal description). Also known as (street address).
_____________ Homeowners Association, Inc.
__________________________________
Roger Borcherding, Managing Agent
9723 Cypress Point Circle
Lone Tree, CO 80124
STATE OF COLORADO )
) ss.
COUNTY OF DOUGLAS )
The foregoing instrument was acknowledged before me this _________________ day of ______________, 2006, by Roger Borcherding, Managing Agent for _____________ Homeowners Association, Inc.
My commission expires: ____________________________.
____________________________
Signature of Notary Public
Current Owner of Record: _______________________________
Mailing Address of Record: _______________________________