Frequently Asked Questions — Alpine Lakes Ranch POA
Frequently Asked Questions
Answers to common questions from Alpine Lakes Ranch property owners
Looking for documents, forms, or the Owner Portal?
Owner Resources & Documents →Quick Facts
What is Alpine Lakes Ranch?
Alpine Lakes Ranch is a private mountain ranch community located approximately 17 miles south of Pagosa Springs, Colorado. The Ranch spans thousands of acres of high-country terrain and is divided into large parcels, typically 35 acres or more.
What are the water resources?
Our water resources are managed by the POA in cooperation with WATCO. For all emergencies, call 911 first. For WATCO information, visit alrwatco.com.
What is the POA mailing address?
Alpine Lakes Ranch POA, 373 Chuck Wagon Court, Pagosa Springs, CO 81147.
Where do I handle payments, documents, and requests?
Most services, payments, documents, and requests are managed through the secure Owner Portal at condocontrol.com. Credit card payments include standard processing fees. ACH bank transfers include a flat $2 processing fee. Please allow mailing time when paying by check.
Property Owners Association
What does the POA do?
The POA is responsible for overseeing shared infrastructure and community-wide matters, including: maintenance of Ranch roads and access routes; oversight of shared water resources; coordination with local agencies on safety and emergency access; enforcement of community covenants and standards; and fiscal stewardship of association funds.
Who governs the POA?
The Alpine Lakes Ranch POA is governed by a volunteer Board of Directors elected by the membership. The Board operates in accordance with its governing documents and Colorado law. Meet the Board of Directors.
Am I automatically a member of the POA?
Yes. Every property owner is automatically a member of the Property Owners Association.
Assessments & Payments
How do I pay my annual dues?
Annual dues can be paid through the Owner Portal. We accept ACH bank transfers (flat $2 fee) and credit cards (standard processing fees apply). You may also mail a check to 373 Chuck Wagon Court, Pagosa Springs, CO 81147.
When are annual dues due?
Fees are payable in advance in January of each year. Assessments commence upon conveyance at the date of closing. Whenever the obligation to pay fees arises after the start of the calendar year, the first year's fees will be prorated to the commencement date.
What happens if I don't pay my dues?
Should any property owner fail to pay assessments when due, the Property Owners Association may file a lien against the owner for collection purposes. Failure to pay fees shall be deemed a violation of the covenants. Unpaid fees and costs shall also be a lien and may be foreclosed in the same manner as a mechanics lien.
Can assessments be increased?
Assessments may be increased only by majority vote of members of the Association. In no event shall assessments exceed $295.00 per year except that this amount may be increased by the greater of 12% per annum or the percentage increase in the Consumer Price Index. See the Covenants for full details.
Owner Portal — Step-by-Step Help
What is the Owner Portal and where do I find it?
The Owner Portal is powered by Condo Control and is the primary hub for all ALRPOA account activity — payments, documents, service requests, announcements, and more. Click here to open the Owner Portal — look for the "Sign In" button in the top right corner. Bookmark this address for quick access.
How do I create my account for the first time?
New owners receive an invitation email from Condo Control when their account is set up. Check your inbox (and spam/junk folder) for an email from "[email protected]" with the subject "You've been invited." Click the link in that email to set your password and activate your account. If you never received an invitation or the link has expired, email [email protected] to request a new invitation.
I forgot my password — how do I reset it?
Go to condocontrol.com and click "Sign In," then click "Forgot Password?" Enter the email address associated with your account and you will receive a password reset link. Check your spam/junk folder if it does not arrive within a few minutes. If you are unsure which email address is on file, contact [email protected].
I am not receiving emails from the portal — what should I do?
First, check your spam or junk mail folder. Add "[email protected]" and "[email protected]" to your contacts or safe-sender list to prevent filtering. If your email address has changed, log in to the portal and update it under your profile settings, or contact [email protected] to have it updated.
What can I do in the Owner Portal?
Once logged in at condocontrol.com you can: pay annual dues and water bills online; view your payment history and account balance; download governing documents, meeting minutes, budgets, and forms; submit maintenance or service requests; receive Board announcements and community notices; update your mailing address, phone number, and email; and manage your communication preferences.
How do I pay my dues through the portal?
Log in to condocontrol.com, navigate to "Payments," and select "Make a Payment." You can pay by ACH bank transfer (flat $2 processing fee) or by credit/debit card (standard processing fees apply). Annual dues are due January 1st each year. You may also mail a check payable to "Alpine Lakes Ranch POA" to: 373 Chuck Wagon Court, Pagosa Springs, CO 81147.
How do I submit a service request or report an issue?
Log in to condocontrol.com and click "Service Requests" (sometimes labeled "Maintenance Requests"). Fill out the form describing the issue — road hazard, gate problem, etc. — and submit. You will receive a confirmation email and can track the status of your request from within the portal. You may also email [email protected].
How do I update my contact information?
Log in to condocontrol.com and click your name or profile icon in the top right, then select "Profile" or "Account Settings." Update your mailing address, phone number, and email as needed and save. Keeping your contact information current ensures you receive important Board notices and emergency alerts.
Can I access the portal on my phone?
Yes. The Condo Control portal is mobile-friendly and works in any smartphone browser. You can also download the Condo Control app from the Apple App Store or Google Play Store and log in with the same credentials you use on the website.
I am locked out or having technical trouble with the portal — who do I contact?
For login or technical issues with the Condo Control platform itself, use the "Help" or "Support" link within the portal, or visit condocontrol.com/support. For account-level issues (wrong email on file, missing invitation, etc.), email [email protected] and the Board will assist you.
Roads & Access
What is the speed limit on Ranch roads?
Please drive slowly, obeying the 20 mph speed limit on all Ranch roads. This protects road surfaces, wildlife, livestock, and other residents.
Who maintains the Ranch roads?
Alpine Lakes Ranch maintains approximately 33 miles of privately owned gravel roads under the direction of the ALRPOA Roads Director. Only the approved ALRPOA road contractor is permitted to cut, trench, grade, or plow ranch roads. Roads Info Document — Snow Info Document.
What if I damage a road?
Unauthorized work that damages the roads must be repaired by the approved contractor at the property owner's expense.
How does snow removal work?
Plowing typically begins after storms when snowfall reaches approximately six inches or more. The crew works to clear all ranch roads before addressing shared infrastructure. Property owners are responsible for clearing their own driveways. Read the Snow Info Document.
Who do I contact for road issues?
Questions, concerns, or comments can be submitted through the Owner Portal (Service Request) or by emailing [email protected].
Water Services
Who manages domestic water service?
Domestic water for many Alpine Lakes Ranch properties is provided by WATCO (Water and Sanitation Company), an independent organization. WATCO operates independently from ALRPOA. Visit alrwatco.com for all WATCO information.
Who manages irrigation water?
Irrigation water and certain shared water resources are managed through the Alpine Lakes Ranch Ditch & Reservoir Company. Visit the Ditch & Reservoir page for more information.
How should I use water responsibly?
Property owners are encouraged to use water responsibly, particularly during dry seasons. Conservation and planning help ensure long-term availability.
Safety & Emergencies
What do I do in an emergency?
For all emergencies, always call 911 first. Do not wait — call 911 immediately for any life-threatening situation, fire, or serious accident.
What about fire safety?
Fire information and guidelines are available in the documents library. Read the Fire Info Document. Always call 911 for fire emergencies.
Where can I find emergency contact information?
A complete list of essential contacts is available in the Owner Resources section. Visit Owner Resources or log in to the Owner Portal for the full contact directory.
Board of Directors & Meetings
How do I contact the Board?
You can contact board members directly by email — see the About ALRPOA page for individual emails — or reach the general inbox at [email protected]. Please allow until the next board meeting for some responses.
When does the Board meet?
The Board meets regularly to manage community affairs. Watch the Owner Portal and your email for meeting notices and calendar updates.
When is the annual meeting?
The annual meeting is typically held in the summer. Watch for notices mailed to your address of record and posted in the Owner Portal.
How do I submit a service request or concern?
Submit requests through the Owner Portal (Service Request) or email the appropriate board member directly. See the About ALRPOA page for individual board member contacts.
Governing Documents & Rules
Where can I read the governing documents?
All governing documents are available to download below:
How are covenants enforced?
Enforcement shall be by proceedings at law or in equity against the person or persons violating or attempting to violate any covenant. Each property owner is responsible for payment of all fees and any costs (including attorney fees) necessary to enforce any violation. Read the full Covenants.
How long do the covenants last?
The covenants and restrictions run with the land and shall remain in full force and effect for ten years from the date recorded, after which they are automatically extended for successive periods of ten years, unless changed by an instrument signed by not less than two-thirds majority of land owners.
Can county regulations override the covenants?
To the extent that applicable county or other governmental regulations are more restrictive than these covenants, they shall supersede the covenants and govern at all times.
Prospective Buyers
What should prospective buyers know?
Every property within Alpine Lakes Ranch is subject to the Covenants, Bylaws, Rules & Regulations, and annual POA assessments. Any subdivided parcel will be covered by these Covenants and become an automatic member of the Alpine Lakes Ranch Property Owners Association. Read the Covenants.
What are the building requirements?
No permanent structure shall be built on Alpine Lakes Ranch unless given prior approval from the POA Board. All primary dwellings shall consist of not less than 1,000 square feet of living space. No structure may be erected within 100 feet of the right-of-way line of any road, or within 50 feet of any side or rear line of any parcel, unless approved by the Board. Architectural Review Document.
Are mobile or modular homes allowed?
Mobile and modular homes shall not be permitted on any parcel within Alpine Lakes Ranch.
Can I subdivide my parcel?
Further subdivision of less than thirty-five acres is prohibited.
Are short-term rentals allowed?
Short-term rentals are subject to the STR Rules & Regulations. Read the STR Rules & Regulations Document.
What about grazing and agricultural tax status?
Property owners who participate in the grazing program receive Agricultural status on their property taxes. A signed grazing lease on file with the Grazing Director is required to participate. See the Grazing page for full details.
Board Disclaimer
What is the Board disclaimer?
This website provides general community information. Official records and documents are available in the Owner Portal. The Owner Portal is the primary location for payments, documents, and requests. Board members will respond as promptly as possible — please allow until the next board meeting for some responses. For general inquiries, email [email protected].
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