HOW MUCH ARE THE HOA MONTHLY DUES?

The monthly HOA dues are $375 (half price) until the community amenities are substantially completed, and then the HOA Dues will be approximately $750 per month.

WHAT SERVICES/AMENITIES ARE INCLUDED?
NOTE: All Services/Amenities are only within the confines of the Residences and Lot on which the Residence is located, unless stated otherwise below.

Common Area Services and Amenities

• Amenity Center maintenance/cleaning
• Basic pest control
• Common area maintenance
• Community gardens
• Dog park maintenance
• HOA accounting services
• Landscaping maintenance, including the exterior of Residence Lots (not including the interior of any patios or side yards)
• Maintaining the hunting fields, blinds, and feeders reserved for owners*
• Maintaining the shooting range reserved for owners*
• Pool service/maintenance/chemicals
• Refilling of propane gas tanks (actual usage paid by owner of Residence)
• Road maintenance
• Sewer service/maintenance
• Trash pick-up (not including bulk trash)
• Water well maintenance*

*located outside the Residences

Interior Home Services and Amenities

• Basic internet service
• Basic pest control
• Firewood provided (for Residence fireplaces)
• HVAC filter changes
• Light bulb changes
• Refrigerator filter changes
• Smoke and carbon monoxide detector battery changes (if necessary)
• Spout nozzle cleaning for shower and faucet

WHAT IS THE LIST OF DOCUMENTS THAT APPLY AT THE RESIDENCES AT ROUGH CREEK?

• Declaration of Covenants, Conditions and Restrictions for Residences at Rough Creek (“CCR’s”)
• Bylaws of the Residences at Rough Creek Homeowners Association, Inc.
• Rules and Regulations for Residences at Rough Creek Homeowners Association, Inc.
• Rules for Rough Creek Lodge and Resort
• Rental Agreement (optional)

WHAT TYPE OF INSURANCE AM I REQUIRED TO HAVE? 

Each Owner must purchase and maintain personal property insurance and general liability insurance of not less than $1,000,000 per accident, which shows The Residences at Rough Creek Homeowners Association, Inc. and Rough Creek Operating, L.P. as an additional insured.

WHAT ARE THE VEHICLE PARKING ARRANGEMENTS?

• Each Residence comes with two (2) assigned covered parking spaces.
• Each Residence also comes with one (1) enclosed storage garage with enough space for a side by side (4 wheel drive type golf cart).
• Guest parking is located throughout the Rough Creek Residences Community.
• Guest Parking is also available at Rough Creek Lodge.

WHAT IS THE POLICY REGARDING OFF-ROAD VEHICLES? 

Off-road vehicles must be hunter green, dark green or camouflage in color, must be designed to accommodate two or more persons, and must have four wheels.

CAN I LEASE OR RENT MY RESIDENCE?

The Owner can lease their Residence only if the term of the lease is for a year or longer. Leases, rentals or other use agreements for less than one year are not permitted.

The Owner of a Residence may elect to participate in a Rental Agreement with Rough Creek Operating, LP (the operator of Rough Creek Lodge and Resort). If you are interested, we will provide a draft Rental Agreement for your review. An Owner cannot rent the Residence through any real estate agents, social media such as Air B&B, or other websites. All rentals for less than one year must be done through a Rental Agreement with Rough Creek Operating, LP.

ARE HOUSEKEEPING SERVICES PROVIDED?

Housekeeping services for your Residence are not included in your HOA dues but are provided by the Company at an hourly rate. As of the date of this document, those charges are $30 per hour, which is charged in 15 minute increments.

WHAT IS THE POLICY OF USING ROUGH CREEK AMENITIES AND FACILITIES AND WHO IS CLASSIFIED AS AN OWNER?

A portion of your HOA dues entitle the Owner to use certain amenities and facilities at Rough Creek Lodge and Resort without paying additional fees or charges. Examples of those amenities and facilities include the zip line, climbing wall, trails, swimming pools, fishing, use of Company’s boats, etc. Please be aware that certain amenities and facilities require an additional charge, i.e. hunting, spa services, horseback riding, off-road vehicle rentals, and all food and beverages.

Rough Creek Lodge and Resort sometimes contracts exclusive events with third parties, which will restrict the Owner’s right to use certain amenities and facilities at Rough Creek Lodge during those contracted times.

An “Owner” is defined as the Owner listed in the deed to your Residence, the Owner’s spouse, the Owner’s parents, the Owner’s spouse’s parents, the Owner’s children, the Owner’s children’s spouses, and the Owner’s grandchildren.

WHAT IS THE GUEST POLICY?

Children under 14 years of age are complimentary. 

Owners may have the number of guests that their home sleeps per the number of beds in your home. The number of guests your home sleeps is calculated at 2 people per each King / Queen bed and one person for any other bed. Any additional guests beyond what your home sleeps will be charged $42 per day.

48 hr advance notice of everyone (including guests) that will be visiting Rough Creek, whether you will be with them or not, is required. 

If the total amount of individuals exceeds the bed numbers described above, then you must request and receive permission by contacting Rough Creek in advance. This may assist us in alleviating overcrowding of certain amenities. 

All large groups of guests must be approved in advance in writing by the Manager (and RCO reserves the right to set the number of persons who constitute a “large group” to require RCO’s advance written approval). RCO reserves the right to limit the number of people as it chooses, in its sole discretion, to prevent overcrowding of any facility, to enhance safety at any Facility, or to enhance the recreational aspects or enjoyment of any facility. 

HOW OLD DO CHILDREN NEED TO BE TO PARTICIPATE IN RESORT ACTIVITIES BY THEMSELVES?

No person under the age of 14 years of age is allowed unless accompanied by the parent, legal guardian, or designee in writing of a parent. We have the right to deny any minor’s participation in any recreational activity based upon safety considerations.

WHAT IS THE PET POLICY ON PROPERTY LOCATED OUTSIDE THE RESIDENCES?

The only animal allowed outside the Residences is a domesticated dog, and all dogs must be on a leash when not in a designated dog park. All dogs must be accompanied by their Owner at all times, and dogs are not permitted in certain areas such as the restaurant, areas near food or beverage service, any buildings, swimming pool areas, etc. No dangerous or exotic dogs such as a pit bull terrier, Rottweiler, chow chow, sharpei, trained attack dog, or any other dog determined by us in our sole discretion to be a potential threat to the well-being of people or other animals is permitted. No pet may be leashed to a stationary object at Rough Creek. All dogs must have collars with Owner’s name and phone number, must be registered with Rough Creek Lodge, and be current on vaccinations.

The foregoing prohibition does not apply to service animals, which provide a bonafide medical assistance service.

WHAT IS REQUIRED TO GET MY HOME READY FOR RENTAL?

Before your Residence can be prepared for entering the Rental Program, the following items and details will need to be completed:

• Signed Rental Agreement,
• Liability and Property insurance in effect with Company named as additional insured,
• Utilities such as Electric, Propane and Internet service established in Owner’s name, and
• Home must be complete with all Home furnishings

WHAT FEES ARE ASSOCIATED WITH JOINING THE RENTAL PROGRAM? 

$1,750 will be deducted from your first rental income check associated with the cost of Supplies and Basic Goods such as Sheets, Towels, Toilet Paper, Coffee Kits, Soap, Pillows, Plates, Glassware, Cookware, etc. This shall be the entire amount the Owner is obligated to pay in any single calendar year (in regards to Supplies and Basic Goods).

WHAT EXPENSES ARE PAID BY THE COMPANY?
Company pays for:

Traditional housekeeping services associated with the rental guest’s departure, ensuring the Home is ready for the next guest. This includes basic laundry services related to linen and towel usage.

All Supplies and Basic Goods you would normally find re-stocked in a hotel or vacation rental home. Toilet Paper, Coffee Kits, Soap, Plates, Glassware, Cookware, etc.

Any related marketing Company elects to pursue in order to expose your home for rental.

 
HOW MUCH CAN I PERSONALLY USE MY RESIDENCE?

As an Owner in the Rental Program, you are free to offer your Residence for rental as much or as little as you would like. Generally, the process is:

10 days following the execution of the Rental Agreement you as the Owner will choose dates that you wish to “use” your Residence for the remaining calendar year as well as the next full calendar year. (Example you sign the Rental Agreement in August of 2018. You are selecting dates for the remaining months in 2018 and all 12 months for 2019). Any date not reserved by the Owner shall be subject to renting by Company. Any dates subsequently reserved by Rental Guests shall be honored by the Owner.

Call 800-864-4705 and prompt for the Reservations. In the future, the Company intends to develop a web site portal which will be the sole means of checking dates, asking questions, and making reservations.

IF I HAD PLANNED TO VISIT ROUGH CREEK ON A SPECIFIC DATE AND MY PLANS CHANGED AT THE LAST MINUTE, CAN I OFFER MY RESIDENCE FOR RENT WITH LITTLE ADVANCE NOTICE?

Yes, but please keep in mind that with the exception of some very popular holidays, making your home available for rental with little notice does not yield positive results.

Conversely, if at any time of the year you would like to use your Residence and the Residence has not been rented you are welcome to reserve for your own use.

Call 800-864-4705 and prompt for the Reservations. In the future, the Company intends to develop a web site portal which will be the sole means of checking dates, asking questions and making reservations.

 
MY PLANS HAVE CHANGED AND I’D LIKE TO USE MY HOME. CAN YOU RELOCATE THE RENTAL GUESTS THAT WERE GOING TO OCCUPY MY HOME AND PUT THEM IN OTHER ACCOMMODATIONS?

To provide the best possible guest experience, we do not cancel/rebook a reservation for a specific home. However, subject to availability we will make every effort to accommodate you in another Residence. In this event, you will have to pay the applicable nightly rate as if you were a regular guest. Keep in mind we may be able to provide accommodations for you in the Lodge.

WHAT METHOD OF COMMUNICATION IS REQUIRED IF I HAVE ANY QUESTIONS OR IF I WOULD LIKE TO SEE IF MY RESIDENCE HAS BEEN RENTED?

Call 800-864-4705 and prompt for the Reservations. In the future, the Company intends to develop a web site portal which will be the sole means of checking dates, asking questions and making reservations.

HOW MUCH CAN I EXPECT TO RECEIVE WHEN RENTING MY RESIDENCE, AND MAY I HAVE ANY INPUT ON SETTING THE RATES?

When your Residence is rented for up to 3 consecutive nights, the Owner receives the greater of either a) 50% the overnight accommodations rental or b) $400 per night. When your Residence is rented on a weekly or monthly basis, then the rental rate is shared 50% to the Owner and 50% to the Company. Rates for weekly and monthly rentals vary and are quoted on a case by case basis in the discretion of the Company. Naturally, the Company is motivated to rent your home for as much as the market will bear, and the Company yield manages rates to occupancy levels in order to maximize the nightly, weekly, or monthly rates. All rental rates are determined by the Company and not the Owner.

The Owner does not participate in any Rental Guest related Food, Beverage, Spa, Hunting, Conference, and Resort Fee sales.

 
IF A RENTER/GUEST DAMAGES MY HOME, WHO PAYS FOR IT?

Residences are monitored for “general” types of damage. When damage is observed, Company will use reasonable efforts to ascertain the identity of the responsible party and to collect those repair and/or replacement costs.

If for any reason the Company cannot collect any such amounts related to damage, then the Company agrees to share in one-half the cost to repair said damage, but the Company’s responsibility shall not exceed $1,250 per incident. However, with respect to furniture damaged by a guest, the Company shall not share in any of the costs of repair or replacement to the furniture unless the furniture is of a dark color, the furniture is not custom or antique furniture, and the furniture is stain- resistant. Due to the limited nature of Owner’s responsibility for damages caused by a guest, the Company encourages the Owner to obtain insurance for guest damage with a deductible of not more than $2,500.

WHO DECIDES WHICH HOME WILL BE RENTED FIRST?

Ultimately, the Customer determines which home they would prefer to rent. However, the Company rotates homes that are fairly similar in size, beds, views etc. so each Residence will have a relatively equal possibility of being rented.

HOW DOES THE ACTUAL BOOKING PROCESS WORK, AND DO I HAVE TO REPLY TO EACH RESERVATION REQUEST?

The Company manages the entire Booking/Reservation process.

MAY I RENT OUT MY HOME MYSELF, OR USE ANOTHER MARKETING OR REAL ESTATE BROKER TO ASSIST IN THE RENTAL PROCESS?

The Home cannot be marketed or rented by or through any other source other than the Company. All reservations being processed by the Company will ensure an organized guest booking experience.

MAY I ADD PERSONAL ITEMS TO THE DÉCOR OF THE HOME?

The Company encourages personalizing the homes, but emphasizes that overall rental appeal is be based on tasteful choices. The reality is that most guests consider the homes as hotel accommodations and not necessarily a residence, and the décor should reflect this. We encourage you to make smart choices regarding valuable or personal items that would cause you upset if broken or damaged.

HOW DOES THE MAINTENANCE PROCESS WORK, AND WHAT OTHER TYPES OF EXPENSES CAN I EXPECT TO PAY?

Generally speaking, the Owner pays for all Utility Expenses such as Electric, Propane, and Internet, and is responsible for Emergency repairs prior to, during, or after guest rental.

Owners are responsible for paying HOA dues, whether participating in a rental program or not, which represent the overall costs of operating and maintaining The Residences at Rough Creek Lodge and the surrounding amenities and services. HOA fees cover all common area water, sewer, landscaping, garbage removal, pool maintenance, reserve funds, administrative (legal, accounting), HOA related insurance, common area utilities, common area property taxes, carport maintenance, etc. As part of the normal HOA fees, some interior home maintenance items are included, such as: light bulbs, AC filters, refrigerator filter changes, etc.

However, additional maintenance and repair items, renovations, and normal wear and tear are the responsibility of the Owner. If a maintenance issue or basic deficiency is identified, the Company can assist the homeowner with sourcing contractors or supplies as needed to remedy the problem.

ARE RENTERS AND THEIR GUESTS ALLOWED TO BRING PETS INTO THE HOMES AND IS SMOKING PERMITTED?

No pets are allowed unless they are service animals as specified under Federal Law. Company has a no smoking policy.

UNDER WHAT CONDITIONS CAN THE RENTAL AGREEMENT BE TERMINATED?

The Agreement can be terminated by either party with 60 days written notice. If the Agreement is terminated, the Owner must honor any dates in the future the home has been rented.