Welcome to the serenity of Cobblestone Creek, where peaceful living is not just a concept but a way of life!
Our residents share not only the beauty of our landscapes but also a sense of connection that makes our community a haven of tranquility. As owners in the community, you are also members of our homeowners association, you’ve just become an integral part of a community that values unity, warmth, and shared experiences.
Your contribution to the homeowners association ensures the continued beauty of our common areas and the maintenance of our unique amenities. We encourage you to engage with your fellow residents, participate in community events, and let the spirit of Cobblestone Creek become a welcoming backdrop to your daily life.
Here, you’re not just homeowners; you’re valued members of a community that cares.
Welcome home to Cobblestone Creek!
What is a Homeowner Association and why was it established?
As part of the development plan, Melcor design in features to enhance the visual appearance of the community. These features are denoted in the HOA Obligations Map on the ‘Resident Information’ section.
These features are not maintained by the City of Airdrie, beyond basic grass maintenance. As part of the development permit approval process, the City required an HOA to be put in place to maintain these features. An encumbrance is registered on all Land Titles within the community.
How is the HOA Governed?
The HOA, including the features and amenities, is governed by the Societies Act and bylaws, and administered by a Board of Directors. The Societies Act provides legal authority for five or more individuals to incorporate for any non-profit purpose, for example, not for the purpose of carrying on a trade or business.
What is Core Real Estate Group’s role in the HOA?
Core Real Estate Group was hired by the Board to manage the day-to-day operations of the community. This includes obtaining quotes for Board approval, scheduling maintenance, sending packages, collecting Annual Membership Fees and responding to questions and concerns from community members.
Core Real Estate Group attends Board of Directors and AGM Meetings and takes direction from the Board of Directors.
What is a Caveat/Encumbrance?
‘Caveat’ is a Latin term that means “let him beware”. It is a warning (in land law) that someone is claiming an interest on a parcel of land. The caveat, or permitted encumbrance, allows for the beautification, cleanliness and maintenance of the community. In order to allow this, the HOA would have to pay an annual fee.
These types of caveats flow with the land from the seller to the buyer and are shown on your Land Title.
Where can I find the Encumbrance?
Your Lawyer may have provided the Encumbrance to you upon purchasing your property. For ease, these can also be found under ‘HOA Docs’.
Where can I find the Bylaws?
Your Lawyer may have provided the Bylaws to you upon purchasing your property. For ease, the Bylaws can also be found under ‘HOA Docs’.
I wasn’t informed that my property was in a Homeowner Association. What do I do?
We are sorry that you weren’t informed of the HOA. When purchasing a property, the Lawyer should pull the Land Title for the property and inform you of anything to note. The Homeowner’s Association is outlined on the Land Title, and we encourage you to speak with the Lawyer involved to find out why you weren’t notified.
What is the difference between HOAs in Canada and United States?
Similarly, HOAs in both Canada and the U.S. have membership fees. It is beneficial to read the encumbrance, architectural guidelines and associated bylaws to understand the requirements of the HOA. These can be found in the ‘HOA Docs’ section of this website.
It is a common misconception that Canadian HOAs can enforce all activities on private property, such as holiday décor. Unlike a HOA in the United States, it is not outlined in the HOA Docs that they can enforce or fine owners based on these activities.
The architectural guidelines dictate the look of a build and the landscaping. The Bylaws outline what powers the HOA has. If an owner is not following the Architectural Guidelines, it is the neighbours or community members responsibility to obtain legal representation to have these enforced.
In some cases, a fence along your property, may be the responsibility of the HOA to repair and maintain. We recommend reviewing the HOA Obligations Map on the ‘Resident Information’ section of this website.
What do I do if a neighbour is not complying with Architectural Guidelines?
If an owner is not following the Architectural Guidelines, it is the neighbours or community members responsibility to obtain legal representation to have these enforced.
Who do I contact if I have a concern about a construction site?
If you have any concerns regarding a lot that is under construction, please contact Core Real Estate Group. It is helpful to send photos and a location so that Melcor’s Development Manager can connect with the correct builder.
How much is the Homeowner’s Association fee and when is it due?
To ensure accuracy, please review the Annual Operating Budget located under the ‘HOA Docs’ section of this website. Fees are due annual at the start of the fiscal year, January 1.
Do all residents pay a Homeowner’s Association fee?
Yes – all properties within your community have an encumbrance on their Land Title and are required to pay fees.
Some communities have fee structures based on the size and/or location of the land. This can include living closer to a lake or a multi-family site. Please review the Annual Operating Budget under the ‘HOA Docs’ section of this website to view the fee structure for your community.
What do the annual fees go towards?
The Annual Operating Budget which can be found in the ‘HOA Docs’ section of this website, outlines the what the fees are used for, and are primarily for the features in which the HOA is obligated to maintain, such as fountains/waterfalls and entry features.
Who approves the Annual Operating Budget?
The Property Management company gathers quotes and prepares the budget to present to the Board of Directors. The Board gives direction if any changes are required, and a final draft is provided for consideration. The Board approves the final Annual Operating Budget.
What is the fiscal year?
January 1 – December 31 each year.
How often do I pay fees?
Fees are levied annually and are sent via electronic methods and/or mail at the end of the fiscal year.
Is the Annual Operating Budget expected to increase each year?
The HOA cannot theorize on future Annual Operating Budgets as there are many factors that can influence a budget, such as increased utilities, general cost of living and gas prices. The Board of Directors keeps the community top of mind while reviewing and approving the Annual Operating Budget.
I didn’t receive my budget package – what do I do?
The budget packages are sent by the end of the year for the next fiscal year via electronic methods and/or Canada Post.
Log into ‘My Account’ to check that your contact information is correct and view your invoice. A copy of the Annual Operating Budget is also uploaded to the website each year and can be found under ‘HOA Docs’.
Alternatively, please contact Core Real Estate Group at info@coremanagement.ca
Do I have to pay if the previous owner didn’t?
Yes – fees transfer with the land. When purchasing a property, the Lawyers representing each party are to negotiate what fees are outstanding and who these will be paid by. We encourage you to speak with the Lawyer involved in the transaction to find out who is meant to pay. The annual fees, any interest or subsequent legal fees will be levied against the registered owner on Title. It may be required for you to pay while your Lawyer negotiates with the seller’s Lawyer.
How much is the interest?
Per the Encumbrance, interest is 16% per annum.
What payment methods are offered?
Payment methods are outlined on your invoice.
- Online – via your online portal, located under ‘My Account’
- Telephone – via Telepay at 587.392.7706. You will require your invoice number and access code located on your invoice.
- Cheque – Made payable to Cobblestone Creek Homeowners Association and sent to Core Real Estate Group, 1250, 5555 Calgary Trail, Edmonton, AB T6H 5P9. Please ensure you note your property address on the cheque.
How do I log in to My Account?
To log into your online portal, please click ‘My Account’ to go to Ivrnet Central. As your Lawyer may have already provided your email address, we recommend that you click ‘Log In’ and ‘Forgot Password’ and use your default email address.
If you are having trouble, please contact Core Management at info@coremanagement.ca to obtain your login credentials.
What is the collection process?
For the up-to-date collection process, please refer to the Annual Operating Budget under ‘HOA Docs’.
Why is my online account locked?
As outlined in the Annual Operating Budget, outstanding accounts are sent to the HOA’s legal counsel for collections. At this time, your online account will be locked, and payment of Annual Membership Fees can only be paid to Field Law. If you believe this is an error, please contact Core Real Estate Group.
Why is my account with Legal?
As outlined in the Annual Operating Budget, outstanding accounts are sent to the HOA’s legal counsel for collections. The only responsibility of the HOA is to send the initial package, however, reminders are posted online and sent via email if available. If accounts remain outstanding, they will be sent to Field Law for collection.
How do I contact Field Law?
Field Law
400, 444 – 7th Avenue SW,
Calgary, AB T2P 0X8
Tel: 403.260.8565
Email: HOACollections@fieldlaw.com
Why do I have to pay GST if the HOA is non-profit?
The HOA is governed by the Societies Act and is classed as a non-profit organization, which differs from a registered charity.
Per the Canada Revenue Agency, the HOA must pay GST on purchases and calculate net tax as normal. The CRA tax services offices are responsible for deciding if an organization qualifies for tax-exempt status as a non-profit organization.
I don’t care about the amenities – why should I pay?
The community features add beautification and cleanliness to the area. Per the City of Airdrie, the community features are to be maintained by the community, and as such, an encumbrance was placed on all Land Titles throughout to collect fees.
You may not see benefit from the entry features or other amenities, however, all owners within the community pay for these features in order to maintain the community to the same standard in which you purchased.
What obligations does the HOA have?
The obligations of the HOA can be found in the encumbrance and bylaws.
The HOA is required to send the Annual Operating Budget package and AGM package only. The HOA is not required to send reminders and notices of outstanding accounts, however, in an effort to ensure that interest and legal fees aren’t applied, the HOA does send email reminders and post reminders on the homepage of the community website. It is encouraged that all owners log into their online account by clicking ‘My Account’ on this website, to ensure that reminders are received before interest is applied.
The HOA is responsible for areas within the community. Please refer to the ‘Resident Information’ section of your community website for a map of obligations.
Is there any restrictions or permissions required for solar panels within the community?
We encourage owners to check with the City of Airdrie on any restrictions to solar panels, in addition, please check the Architectural Guidelines which can be found under ‘HOA Docs’. We recommend connecting with a legal representation if interpretation if required.
What landscape and maintenance does the HOA perform?
The HOA is responsible for the information kiosk, tennis court lighting, entry features (structure, signage and wood fencing), entry feature pillars. Please refer to the HOA Obligations Map and Responsibility Guidelines under the ‘Resident Information’ of this website.
While the HOA is not responsible for mowing and weed control throughout the community, the Board of Directors may elect to enter an Enhanced Maintenance Agreement with the City of Airdrie to maintain areas within the community.
If you have any questions or concerns regarding these areas, please contact Core Real Estate Group.
What landscape and maintenance does the City of Airdrie perform?
The City of Airdrie is responsible for roads and pathways, snow removal, waste collection, streetlights, the stormwater pond and landscaping. In addition, the City of Airdrie is responsible for the trees, benches, playgrounds and irrigation. Please refer to the HOA Obligations Map and Responsibility Guidelines under the ‘Resident Information’ of this website.
If you have any questions or concerns regarding these areas, please contact Core Real Estate Group.
What landscape and maintenance does Melcor perform?
As Melcor continues to develop within the community, there are some areas which are still under the responsibility of the developer. Please refer to the Responsibility Map and Responsibility Guidelines under ‘Resident Information’.
If you have any questions or concerns regarding these areas, please contact Core Real Estate Group.
What landscape and maintenance does each homeowner perform?
Once Phases are transferred from the developer to the City of Airdrie, homeowner’s become responsible for additional landscaping.
Homeowner’s within the community must abide by City of Airdrie’s bylaws, and follow the City’s Weed Control and Boulevard requirements.
Every owner within the City shall eradicate or control all noxious weeds and grass on a premise, and on any boulevard which abuts or adjoins the premise, including up to the centre of lanes or alleys at the rear or side of the premise and;
Every owner within the City shall cut or mow the grass on any boulevard or street, situated on City owned land adjoining, or abutting or adjacent to premises owned or occupied by him, to prevent such grass from growing to such a height as to be untidy or unsightly, having regard to the height of the grass on adjacent or surrounding premises.
If homeowner’s are located in a newer stage of the community, we recommend they review the Responsibility Map under the ‘Resident Information’ of this website regularly to understand when responsibilities shift from the developer to the City of Airdrie.
Enforcement of weeds control and boulevard maintenance is through the City of Airdrie. For concerns, please contact the City of Airdrie.
For more information, please visit the City of Airdrie’s website.
How can I find the Architectural Guidelines?
Your Lawyer may have provided the Architectural Guidelines to you upon purchasing. For ease, these can also be found under ‘HOA Docs’.
How do I know if the HOA is responsible for something in the community?
Please refer to the HOA Obligations Map and Responsibility Guidelines under the ‘Resident Information’ of this website which outlines who is responsible for each area within the community.
Coming soon.
What do the Board of Directors do?
Until the first Annual General Meeting (AGM), the Board of Directors is comprised of members of Melcor Developments Ltd. (the “Developer”) as established when the community was created. The Developer maintains control of the Board and the community until such time as they turn over the community to the residents. The turnover date will be dependent on development timelines and the completion of certain phases in the community as determined by the Developer. The Board of Directors is listed in the Bylaws.
The developer is entitled to continue to be Board Members as long as they continue to be an owner of at least one Subdivided Lot. Until such time as the developer shall have subdivided and sold and transferred at least 80% of all subdivided lots in the community, they shall remain as Members of the community. Once 80% of the subdivided lots in the community have sold and transferred, they shall cease to be a member of the association. Nonetheless, they shall be entitled to serve as members of the Board of Directors and/or officers of the association until 100% of all subdivided lots in the community have been sold and transferred.
I am selling my property in the HOA. What do I need to know?
Please ensure that your Lawyer views the ‘Buying/Selling’ section of this website. It is the responsibility of the registered owner to inform the HOA of a change of ownership and we are unable to update the files without the purchaser’s information. Without informing the HOA, interest or legal fees can be applied to outstanding accounts which may impact your credit. It is not the HOA’s responsibility to monitor transfers of properties within the community.
I have purchased a property in the HOA. What do I need to know?
Welcome to the community! Please complete an Owner Information Form listed under HOA Docs and send to Core Real Estate Group. It is the responsibility of the registered owner to inform the HOA of a change of ownership.
Please note, if the seller’s account is outstanding, you would be responsible for the outstanding fees, interest, and any legal fees. Please ensure that your Lawyer requests a HOA Estoppel Certificate which can be purchased by visiting www.coremanagement.ca, clicking ‘Condo/HOA Docs’ and searching for your community. Alternatively, please have your Lawyer visit the ‘Buying/Selling’ section of this website.
How can I find out the status of my account?
You can view your account through ‘My Account’ and download your receipts. If you’re selling your property, it isn’t uncommon for the purchaser’s Lawyer to request confirmation of payment. A HOA estoppel certificate can be purchased by visiting www.coremanagement.ca and clicking ‘Condo/HOA Docs’ and searching for your community. Alternatively, please have your Lawyer visit the ‘Buying/Selling’ section of this website.
I am moving but will still own my property in the community. Is there anything I need to know?
Please complete an Owner Information Form which can be found on the ‘HOA Docs’ page of this website.
You are also reminded to update the Land Titles Office as any legal notice sent by the Land Titles Office, mortgage lenders or collection agencies, will be sent to the address registered on the Land Title to your property. Sending these notices to the address that is registered is deemed to have been received by you. This means that if you did not receive the notice, you can still be noted in default. Failing to do so can contravene your mortgage agreement, property insurance and impact your credit.
You need to update your registered address when:
- You move to a new home, and you are keeping your existing home;
- Your registered address is incorrect;
- You have properties you do not live in and your address for service changes;
- You want your land title notices to go to a different address than registered.
Who do I contact to report a concern?
Please refer to the Responsibility Guidelines under the ‘Resident Information’ of this website.
Cobblestone Creek Homeowner’s Association
Core Real Estate Group
Tel: 780.651.1577
Email: info@coremanagement.ca
Alternatively, you can complete a maintenance request on this website under the ‘Contact Us’ page.
Melcor Developments