Don't take our word for it
Every claim on this site traces back to a specific source. Here's where those sources come from, and how to verify them yourself.
Primary documents you can read yourself
Where a document is a matter of official record and doesn't reference other owners' personal information, we host it directly so you can verify the exact source rather than trust our summary.
Limited Amendment Letter — August 6, 2025
The attorney's official certification of the Article XX vote result: 119 total votes, 92.5 yes, 10.5 no, 16 no-response — 77.7% approval under the prior two-thirds-of-lots requirement. The letter reports the vote and says recording was the next step; it does not reproduce the recorded amendment's voting language.
Water Committee Letter to Owners — May 21, 2026
The board's letter reports that BME's water-rights and augmentation-plan compliance work is complete. The 121,520 gal/lot/year allocation, 1,000 sf irrigation cap, and Rio Grande drought figures cited on the Water & Infrastructure page all come directly from this letter. Final court and permit documents should be reviewed separately.
Board Memo to Owners — July 31, 2026
The Board's post-annual-meeting memo describing its position on BME's private water system, STR impacts, municipal comparisons, and the covenant-revision process. It states that the proposed Declaration will be shared with owners for review, comments, and questions before a revised Declaration is put forward for a vote.
Owner Letter to the Board — August 24, 2026
A privacy-redacted public transcription of an owner letter opposing a ban. It is an owner perspective, not a Board record. The letter describes the later committee’s reported makeup and several proposed rules; it does not establish Board adoption, rejection, or the legal status of any proposal.
September 2026 owner update
Source: Jason’s update prepared for Mike Shapiro, September 11, 2026. This owner-supplied account reports the September board letter and records request and describes committee recommendations dated April 12, 2025. It also identifies the 2021 and 2023 instruments owners want to inspect. It is an owner account, not a Board record or an independent verification of the underlying history.
The September request summary is attributed to that update; the committee terms are also described in the August 24 owner letter. Still unavailable here: the September group letter and formal records request; the original recommendations dated April 12, 2025; the August 20, 2026 Board letter; the recorded 2021 restriction and 2023 withdrawal instrument; the related settlement; and the recorded Article XX amendment. The supplied Executive Memo and Limited Amendment Letter match the existing July 31, 2026 and August 6, 2025 downloads. The September flyer is available. The August 24 download is a faithful, privacy-redacted public transcription; the original signed letter remains private.
Read what owners report requesting · Read the reported committee proposal · View the current printable flyer
Committee and rental-history records
- June 8, 2021 Board minutes — proposed covenant changes: report 70.5 votes in favor and 23.5 opposed, with six abstentions, and a three-month rental minimum. Recording was planned for June 20; the minutes alone do not prove recording occurred.
- April 20, 2023 Board minutes — withdrawal document: report that counsel prepared a withdrawal document with the County to nullify a covenant change described as having been made “last year.” The recorded instrument is needed to identify the exact amendment and legal effect.
- April 17, 2025 Board minutes — STR Committee: recommendations were awaiting one committee member’s response before transmission to the Board.
- May 2, 2025 special-meeting minutes — STR Committee recommendations: report proposed rules approved by three of four committee members. The Board generally concurred after additions and edits, pending legal review. This is not evidence of final adoption or outright rejection.
These internal minutes were reviewed for the summaries above. They are not republished because they contain unrelated owner information. Owners can request the dated records from the Association. The actual recorded instruments and settlement agreement remain necessary to resolve the historical questions.
Board minutes and internal committee documents
Board meeting minutes (2020–2026), including the June 18, 2026 board minutes and July 4, 2026 annual-meeting minutes, the board's January 2025 and July 31, 2026 communications, the Water Committee's reports, the 2026 approved water-system budget, and the 2020 STR Committee findings memo are the source for most of the specific dates, figures, and decisions cited throughout this site.
We don't republish these documents directly. Unlike the public-facing documents hosted above, board minutes, committee reports, and the board's January 2025 letter routinely reference individual owners by name in connection with specific properties, construction projects, disputes, or volunteer service — information distributed to the BME ownership but not intended for the open internet. We cite the exact meeting date and topic for every fact drawn from these documents (see the footer of each page), and any owner can request copies of the official minutes directly from the BMEPOA board.
Public statute, ordinances, and research
Comparisons to other Colorado communities, legal background, and the property-value research draw on publicly available government and published sources, linked directly at the bottom of the relevant page — The Facts, Safety, and Water & Infrastructure each carry their own source list.
Rio Grande County vacation-rental permit conditions · Rio Grande County Land Use fee schedule · NRCS April 9, 2026 snowpack report · NRCS May 8, 2026 runoff forecast · Colorado DRE association-records guidance: C.R.S. § 38-33.3-317 (association records) and § 38-33.3-217 (declaration amendments) · selected Telluride, Steamboat Springs, Summit County, and Breckenridge STR ordinances · peer-reviewed property-value research linked on The Facts page
Have a source or question?
Send it to us. Every claim here is intended to be checkable.
