{ "contract": { "product": "The HOA Book", "price_usd": 49, "sku": "address", "is_approval": false, "is_legal_opinion": false, "is_status_letter": false, "do_not": [ "Treat any sentence as permission to start work", "State a quoted_not_pulled number as this lot's rule", "Guess a topic that is not in the briefs corpus", "Tell a human they may park, build, or paint because of this listing" ] }, "association": "https://thehoabook.com/hoas/woodmoor-improvement-association/", "search_rules": { "exactPoints": 5, "prefixPoints": 2, "questionBoost": 3, "minScore": 2, "ambiguityGap": 2, "how": "Exact keyword/phrase hit = exactPoints; single-token prefix (both sides >= 4 chars) = prefixPoints; exact question match adds questionBoost. Top score below minScore -> not_in_corpus (refuse; never guess). Top two within ambiguityGap -> ambiguous (report both; never merge)." }, "briefs": [ { "id": "trailers", "title": "Trailers, RVs & the 72-hour clocks", "chip": "Trailer and RV time limits", "question": "Can I park a trailer or RV at the house?", "keywords": [ "rv", "rvs", "recreational vehicle", "motorhome", "motor home", "camper", "campers", "trailer", "trailers", "boat", "boats", "boat trailer", "horse trailer", "utility trailer", "snowmobile", "parking", "72 hours", "permit" ], "verdict": "Two clocks, both theirs, both printed: a utility or boat trailer may be visible 72 hours a week with twenty overnights a year; an RV gets 72 hours before a trip and 72 after, then it's gone or permitted. Which covenant book stands under those rules on your lot is the address question.", "stamp": "Do not schedule the trailer off this card — the clocks are specific and fines are scheduled.", "summary": "The rules split the world into Trailer I — anything towed that isn't lived in: utility, racing, motorcycle, ATV, boat, horse, watercraft, snowmobile trailers — and Trailer II: travel trailers, RVs, truck campers. Type I: visible on the lot no more than 72 hours per week, 20 overnights a year, garage exempt. Type II: 72 hours to pack, 72 to unpack, nothing in between without a WIA permit, and the clock only resets after the vehicle has been away from Woodmoor for 48 hours. Guest RVs need a permit in advance; permits run up to ten nights, twenty nights a year, displayed on the vehicle.", "bullets": [ "Trailer I (utility/boat/horse): max 72 visible hours per week + 20 overnights per year, unless garaged.", "Trailer II (RV/camper): 72 hours before use + 72 after; between trips it may not be parked at all without a permit.", "The 72-hour windows restart only after the vehicle has been away at least 48 hours.", "Permits: up to 10 nights each, no more than 20 nights per year per residence, displayed to be visible from the street.", "Violations route to the posted Schedule of Fines." ], "quotes": [ { "text": "No Trailer I of any type, such as described above, shall be visible on any Lot for more than seventy-two (72) hours per week, subject to a limit of twenty (20) overnights per year per residence, unless such trailer is kept in an enclosed garage.", "cite": { "kind": "guideline", "label": "Rules · May 2026", "locator": "Part I §T, p. 12" } }, { "text": "Residents may only park a Trailer II outside for a maximum of seventy-two (72) hours before and seventy-two (72) hours after using the vehicle. ... The seventy-two (72) hour periods can only be restarted after the Trailer II has been absent from Woodmoor for a minimum of forty-eight (48) hours.", "cite": { "kind": "guideline", "label": "Rules · May 2026", "locator": "Part I §T, p. 12", "note": "Their sentence, condensed at the ellipsis." } } ], "cites": [ { "kind": "guideline", "label": "Rules §T Trailers and RV's", "locator": "Part I, pp. 11–12" }, { "kind": "declaration", "label": "Covenants (three books, posted as retypes)", "locator": "North Bk 2421/215 · South Bk 2452/936 · Placer Bk 2579/423", "badge": "Posted as retypes" } ], "stillNeed": [ "Which of the three covenant books is recorded against this address", "The recorded originals — the posted copies are retypes", "Any WIA permit history on the vehicle, which is their record, not a recorded one" ], "sellsPull": true, "pullWhy": "The clocks are published; the covenant book they stand on differs by area. The pull reads the recorded instruments for one address at the El Paso recorder.", "evidence_status": "needs_address" }, { "id": "animals", "title": "Pets, livestock & the county's four", "chip": "Pets and the four-pet cap", "question": "How many pets — and can I keep horses or chickens?", "keywords": [ "animal", "animals", "pet", "pets", "dog", "dogs", "cat", "cats", "horse", "horses", "chicken", "chickens", "hen", "hens", "poultry", "livestock", "goat", "goats", "kennel", "barking" ], "verdict": "No livestock or poultry of any kind — that's the covenants, as the rules quote them. Household pets only, and the cap of four is El Paso County law, not the association's number. The bridle paths on the 1971 plats are for riding through, not stabling.", "stamp": "Do not buy the animal off this card.", "summary": "The rules restate the covenants: no animals, livestock, or poultry, temporary or permanent, except commonly accepted household pets and service animals, none of them commercial. Then they hand the arithmetic to the county — four pets per household, 'by El Paso County law' — and the leash rules to state statute. Dog complaints are covenant violations here, with WPS in the loop; the North covenant book plats bridle paths through the common areas, which is horse country heritage, not a horse-keeping permission on your lot.", "bullets": [ "No livestock or poultry, per the covenants as the rules quote them.", "Household pets and service animals only; nothing kept for commercial purposes.", "Four pets per household — attributed by their own rules to El Paso County law.", "Dog restraint cites C.R.S. §30-15-101 and county Resolution No. 2-33 (15-foot leash or physical containment).", "Excessive barking and roaming are written covenant violations, citable and finable." ], "quotes": [ { "text": "The Covenants provide that no animals, livestock or poultry of any kind shall be housed, raised or kept on any tract or property either temporarily or permanently, except that commonly accepted domestic household pets or service animals may be kept provided they are not kept or maintained for any commercial purposes. The number of pets permitted per household is four (4), by El Paso County law.", "cite": { "kind": "guideline", "label": "Rules · May 2026", "locator": "Part I §A, p. 4" } } ], "cites": [ { "kind": "guideline", "label": "Rules §A Animals", "locator": "Part I, p. 4" }, { "kind": "statute", "label": "C.R.S. §30-15-101 + El Paso County Res. No. 2-33", "locator": "cited in Rules §A", "badge": "County & state law · not the HOA" }, { "kind": "declaration", "label": "Covenants — the animals clause as restated", "locator": "three books, posted as retypes", "badge": "Posted as retypes" } ], "stillNeed": [ "Your area's covenant book as recorded — the animals clause the rules are restating", "Any county zoning overlay for the parcel" ], "sellsPull": true, "pullWhy": "The rules paraphrase the covenants; three different books could be under your lot. The pull reads the recorded one.", "evidence_status": "needs_address" }, { "id": "paint", "title": "Exterior paint", "chip": "Same-color repaint", "question": "Do I need approval to repaint — even the same color?", "keywords": [ "paint", "painting", "repaint", "color", "colors", "colour", "stain", "staining", "exterior paint", "same color", "touch up" ], "verdict": "Repainting needs approval even in the same color, and once approved you have 180 days to finish. Touch-ups are the printed exception. The design manual bans shiny finishes outright and wants real pigment in any stain.", "stamp": "Do not buy paint off this card.", "summary": "The rules put repainting and re-staining — houses and outbuildings, same color included — through the committee, with a 180-day completion clock. The design manual adds the finish law: nothing reflective or shiny will be approved; preservative stains carry at least ten percent pigment; light woods get stained or painted to blend, and even the metal — vents, flues, gutters — is finished to match the building.", "bullets": [ "Approval required even for the same color; 180 days to complete once approved.", "Minor touch-ups are authorized without an application.", "Reflective or shiny finishes: 'shall not be approved' — the manual's words.", "Preservative stains need ≥10% pigment; exposed wood may not be left unfinished.", "Fully in the posted book — nobody should pay us $49 for this one." ], "quotes": [ { "text": "Repainting/staining of houses and ancillary buildings, even when painted the same color, shall be completed within 180 days of the approval date.", "cite": { "kind": "guideline", "label": "Rules · May 2026", "locator": "Part I §W.1, p. 14" } }, { "text": "The type of finish is largely a matter of personal choice, except that reflective or shiny finishes shall not be approved.", "cite": { "kind": "guideline", "label": "PDSM · March 2023", "locator": "Ch. 7, p. 31", "badge": "PDSM · March 2023" } } ], "cites": [ { "kind": "guideline", "label": "Rules §W.1 Paint", "locator": "Part I, p. 14" }, { "kind": "guideline", "label": "PDSM Ch. 7 — Colors and Finishes", "locator": "PDF p. 31", "badge": "PDSM · March 2023" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "fence", "title": "Fences", "chip": "Fence rules and maintenance", "question": "What are the fence rules?", "keywords": [ "fence", "fences", "fencing", "gate", "gates", "snow fence", "weld wire" ], "verdict": "New or changed fencing goes through the committee — the covenants name fences in the approval clause itself. Maintaining a fence that already complies is on the office fast-track, and a seasonal snow fence (November through April) is expressly on that list too. The construction spec lives in their separate 2024 Fencing Guidelines.", "stamp": "Do not set posts off this card.", "summary": "Fences appear in the covenants' own approval sentence — no fence commenced, erected, or maintained without written approval on design and location. The design manual's fast-track list lets the office administrator approve maintenance of an existing compliant fence and seasonal snow fencing without a committee meeting; the details of what a compliant Woodmoor fence IS are a separate, posted 2024 guideline document we have not quoted here.", "bullets": [ "The covenant approval clause names fences explicitly, per the rules' sourcing of Article V.", "Maintenance of an existing PDSM-compliant fence: office fast-track, application still required.", "Seasonal snow fence allowed November 1 – April 30 on the same fast-track.", "The 2024 ACC Fencing Guidelines (their separate posted document, 4 MB) carries the construction spec — read it before you design." ], "quotes": [ { "text": "The Covenants provide that no building, fence, wall, swimming pool, or other structure shall be commenced, erected or maintained upon the Properties until the plans and specifications ... shall have been submitted to and approved in writing ...", "cite": { "kind": "guideline", "label": "Rules · May 2026", "locator": "Part I intro, p. 4", "note": "The rules' own restatement of Covenants Article V. Their ellipses ours, marked." } }, { "text": "Perform maintenance on an existing fence that complies with PDSM fence requirements", "cite": { "kind": "guideline", "label": "PDSM · March 2023", "locator": "Ch. 5 §I (ACC-Admin list), p. 16", "badge": "PDSM · March 2023" } } ], "cites": [ { "kind": "guideline", "label": "Rules Part I (Covenants Article V, as sourced)", "locator": "p. 4" }, { "kind": "guideline", "label": "2024 ACC Fencing Guidelines — separate posted document", "locator": "woodmoor.org/architectural-control/", "badge": "ACC Fencing Guidelines · 2024" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "shed", "title": "Sheds & accessory buildings", "chip": "Sheds and outbuildings", "question": "Can I put up a shed?", "keywords": [ "shed", "sheds", "storage shed", "accessory building", "outbuilding", "playhouse", "greenhouse", "barn" ], "verdict": "Anything with a roof on columns or walls is a 'building' by their manual's definition and goes through the committee — the one printed exception is playground-only structures under fifty square feet.", "stamp": "Do not pour a slab off this card.", "summary": "The rules source the requirement to the covenants: no building erected or maintained without written approval of plans — nature, kind, shape, height, materials, location. The design manual defines the term: a structure having a roof supported by columns or walls, excluding playground-equipment buildings under 50 square feet. Sizes and siting live in the manual's Chapter 7 and in the application process, with fees per the posted Quick Reference.", "bullets": [ "A roofed structure on columns or walls is a building; buildings need written ACC approval before work starts.", "Playground-only structures under 50 square feet are the definition's carve-out.", "New construction and major modifications ride the full committee process; smaller projects may qualify for the office fast-track.", "Some projects also need a Pikes Peak Regional Building Department permit — their manual says so." ], "quotes": [ { "text": "\"Buildings\" are those defined in the Project Design Standards Manual ... as a structure having a roof supported by columns or walls, but do not include buildings that are solely for the purpose of playground equipment and are less than a total of fifty (50) square feet.", "cite": { "kind": "guideline", "label": "Rules · May 2026", "locator": "Part I intro, p. 4", "note": "Ellipsis ours, marked." } } ], "cites": [ { "kind": "guideline", "label": "Rules Part I intro + PDSM building definition", "locator": "p. 4; PDSM Part V" }, { "kind": "statute", "label": "Pikes Peak Regional Building Department permits", "locator": "noted in PDSM Ch. 5", "badge": "County & district · not the HOA" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "trees", "title": "Trees, forestry & fire", "chip": "Tree removal and forestry", "question": "Can I cut down a tree?", "keywords": [ "tree", "trees", "tree removal", "evergreen", "pine", "forestry", "firewise", "fire", "slash", "beetle", "defensible space" ], "verdict": "Big evergreens away from the house — over twelve inches thick, beyond thirty feet — need approval. Smaller trees and anything within thirty feet of the house don't. Every unauthorized felling is its own violation, and the slash has to leave: fire and beetle habitat are written into the rule.", "stamp": "Do not fell the tree off this card.", "summary": "Woodmoor has a Director of Forestry and it shows. Tree removal for construction goes through the committee; everything else is delegated to Forestry, with the printed threshold at 12 inches diameter (measured 4.5 feet up) beyond 30 feet from the house. Slash disposal is mandatory — fire hazard, beetle habitat, and unsightliness are the rule's own words — and the association offers Firewise evaluations on request. The design manual carries a Firewise construction appendix.", "bullets": [ "Approval required: coniferous trees >12\" diameter (at 4.5 ft) beyond 30 ft of the house.", "No approval needed: smaller diameters, or anything within the 30-foot perimeter.", "Each tree removed without authorization is a separate violation.", "Slash, logs, and limbs must go — fire hazard and beetle habitat, per the rule.", "Forestry/Firewise evaluations are a posted request form; the PDSM has a Firewise construction appendix." ], "quotes": [ { "text": "Approval is required to cut down any evergreen (coniferous) tree with a diameter greater than twelve inches (12\") measured at four and one half feet (4.5') above the ground and beyond thirty feet (30') from the house. No approval is required to remove trees with smaller diameters or within the 30' perimeter.", "cite": { "kind": "guideline", "label": "Rules · May 2026", "locator": "Part I §U, p. 12" } } ], "cites": [ { "kind": "guideline", "label": "Rules §U Trees", "locator": "Part I, p. 12" }, { "kind": "guideline", "label": "PDSM Appendix H — Firewise construction & defensible space", "locator": "PDF p. 52 (listed; not read)", "badge": "PDSM · March 2023" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "signs", "title": "Signs", "chip": "One sign, one square foot", "question": "What signs can I put up?", "keywords": [ "sign", "signs", "yard sign", "for sale sign", "political sign", "banner", "banners", "flag", "flags", "flagpole" ], "verdict": "One sign per lot, one square foot — the tightest sign rule we've read anywhere. For-sale OR builder, not both; election signs are carved out by their own text; a flagpole is on the office fast-track list.", "stamp": "This card reports their published limits, nothing more.", "summary": "The sign section is arithmetic: one sign, 144 square inches, not on a tree, not confusing traffic. One sales or promotional sign at a time — a For Sale sign or a builder's sign, never both — with sold stickers folded into the same square foot and gone within seven days of sale. Open-house flags and banners live only during showings. Political and election signs are excepted 'except to the extent restricted by' ordinance, with a seven-day post-campaign removal.", "bullets": [ "One sign, ≤1 sq ft (144 sq in); posts and hardware don't count against the size.", "For Sale sign OR builder's sign — not both; construction signs out within 10 days of completion.", "Advertising banners and wind devices only during active, attended sales promotions, ≤3 consecutive days.", "Election/political signs excepted, on private property with consent, removed within 7 days after the campaign.", "Installing a flagpole is on the design manual's office fast-track list." ], "quotes": [ { "text": "One sign of not more than 1 (one) square foot in area (144-sq. in.) is permitted on each lot.", "cite": { "kind": "guideline", "label": "Rules · May 2026", "locator": "Part I §S, p. 11" } } ], "cites": [ { "kind": "guideline", "label": "Rules §S Signs", "locator": "Part I, pp. 10–11" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "hottub", "title": "Hot tubs & spas", "chip": "Hot tub fast-track", "question": "Can I install a hot tub?", "keywords": [ "hot tub", "hottub", "hot tubs", "spa", "spas", "jacuzzi", "swim spa" ], "verdict": "A hot tub or spa with its pad, inside setbacks, is on the design manual's fast-track: an application is required, but the office administrator can approve it without waiting for a committee meeting.", "stamp": "Do not fill the tub off this card — the application comes first.", "summary": "The PDSM's Chapter 5 qualifying-projects list — the projects the ACC Administrator may approve at their level — includes installing a hot tub/spa and its concrete pad within setbacks. The list's own preamble is the fine print: a Miscellaneous Project Application is still required, with fees per the posted Quick Reference Guide.", "bullets": [ "On the ACC-Administrator approval list: 'Install a hot tub/spa and associated concrete pad within setbacks.'", "An application is required even on the fast-track — the list says so before it lists anything.", "Setback compliance is the qualifying condition; outside setbacks means the full process.", "Committee meets twice a month if your project needs the full review." ], "quotes": [ { "text": "The following is a list of Miscellaneous Projects that may be approved by the ACC Admin ... A Miscellaneous Project Application is required.", "cite": { "kind": "guideline", "label": "PDSM · March 2023", "locator": "Ch. 5 §I, p. 16", "badge": "PDSM · March 2023", "note": "Ellipsis ours, marked." } } ], "cites": [ { "kind": "guideline", "label": "PDSM Ch. 5 — Miscellaneous Project Procedures", "locator": "pp. 16–17", "badge": "PDSM · March 2023" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "dues", "title": "Dues", "chip": "2026 dues — $308.50", "question": "What are the dues here?", "keywords": [ "dues", "assessment", "assessments", "fee", "fees", "annual", "how much", "cost", "hoa fees", "pay" ], "verdict": "$308.50 for 2026, one rate, once a year — stated in the association's own state-mandated disclosure. The water and sanitation bill is a separate district, not the HOA.", "stamp": "For a balance on a real closing, only a status letter counts.", "summary": "Woodmoor's SB-100 disclosure — the form Colorado requires associations to publish — states the 2026 annual assessment at $308.50, names the HOA Administrator as registered agent, and lists office hours at the Barn. No tiers, no lot classes on the page. The Woodmoor Water & Sanitation District is its own taxing entity with its own bill; Woodmoor Public Safety is funded through the association.", "bullets": [ "2026 annual assessment: $308.50 — their disclosure's number.", "Office: the Barn, 1691 Woodmoor Drive; Mon–Thu 8–4, Fri 8–noon; (719) 488-2693.", "Water/sanitation: a separate special district, separate bill, not an HOA charge.", "The Schedule of Fines is its own posted document — fines are not dues.", "Fully published — don't pay us $49 to read their disclosure to you." ], "quotes": [ { "text": "2026 Annual Assessment: $308.50", "cite": { "kind": "policy", "label": "WIA Mandatory Disclosure (SB-100), 2026", "locator": "§38-33.3-209.4(1) filing, read 2026-08-15", "badge": "SB-100 disclosure · 2026" } } ], "cites": [ { "kind": "policy", "label": "Mandatory Disclosure for Homeowner Associations, 2026", "locator": "woodmoor.org/governance/, read 2026-08-15", "badge": "SB-100 disclosure · 2026" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "conflict", "title": "What actually binds the lot", "chip": "Three books — which is yours?", "question": "Which covenants govern my address?", "keywords": [ "conflict", "covenant", "covenants", "declaration", "which document", "which book", "north", "south", "placer", "governs", "recorded" ], "verdict": "Woodmoor runs on three covenant declarations — North, South, and Woodmoor Placer, recorded in 1971 and 1973 — and the rules answer to whichever one stands under your lot. All three are posted, as retypes. The recorded originals, and anything recorded since, live at the El Paso County recorder.", "stamp": "This card is their document structure, quoted — not an opinion about any dispute.", "summary": "Each posted declaration opens with its own recording stamp: North at Book 2421 Page 215 (July 12, 1971), South at Book 2452 Page 936 (December 2, 1971), Placer at Book 2579 Page 423 (April 20, 1973). The North book even lists the eighteen-odd filings it covers, from Deer Creek Estates to Woodcrest. The posted copies are retypes — the OCR artifacts are visible on the page — and the rules' Part I sources its authority to 'Covenants, Article V' without saying which book, because the answer depends on the address.", "bullets": [ "Three books, three recording identities, all printed on the posted copies.", "The North declaration names the filings it covers and revokes-and-amends the prior covenants for uniformity — its own recital.", "The posted copies are retyped; the signed, recorded originals are at the county.", "The rules source themselves to Covenants Article V — of whichever book governs your lot.", "El Paso County is a recorder we work at fixed cost: unlimited reading under the county's own access program." ], "quotes": [ { "text": "Recorded July 12, 1971 Bk 2421, Pg 215", "cite": { "kind": "declaration", "label": "Covenants North — recording stamp as posted", "locator": "p. 1 of the posted retype", "badge": "Posted as a retype" } }, { "text": "SOURCE: COVENANTS, ARTICLE V., SECTIONS 1, 3, 6, 8, 9, 10, 11, 12, 13, and 14.", "cite": { "kind": "guideline", "label": "Rules · May 2026", "locator": "Part I intro, p. 4" } } ], "cites": [ { "kind": "declaration", "label": "Covenants North · South · Woodmoor Placer", "locator": "Bk 2421/215 · Bk 2452/936 · Bk 2579/423, El Paso County", "badge": "Posted as retypes" }, { "kind": "guideline", "label": "Rules Part I (Article V sourcing)", "locator": "p. 4" } ], "stillNeed": [ "Which book is recorded against this address, from the county index", "Any amendment or instrument recorded after the retypes were made" ], "sellsPull": true, "pullWhy": "Three books, one address, and posted copies that are retypes by inspection. The pull reads the recorded chain for the lot at the El Paso recorder.", "evidence_status": "needs_address" } ] }