FAQ

The BSOA is a non-profit 501(c)(4) corporation registered with the State of Montana and managed by an elected Board of Directors. The purpose of the BSOA is to maintain common areas and govern the homeowner community in accordance with the provisions of applicable legal documents, including Covenants, Conditions, and Restrictions (CC&Rs), Bylaws, Articles of Incorporation, and Design Review Guidelines.

The BSOA is financially supported by assessments collected from members of the homeowners association. Membership is both automatic and mandatory. BSOA Staff maintain a database of current ownership which is updated through notification by new owners, title companies, and annual visits to both the Gallatin and Madison Clerk and Recorders office (by Staff) to collect up-to-date warranty deeds. Current BSOA Membership is distributed as follows:

BSOA jurisdiction is geographically defined by a variety of governing documents including but not limited to Covenants, and includes 14 subdivisions as well as 29 independent condominium associations. There are also several tracts of land that are part of the BSOA’s jurisdiction that are not part of a subdivision.  Click here to view a list of Subdivisions and Related Condominiums.

The purpose of homeowner association governing documents is to provide for the legal structure and operation of the community. Governing documents are created to accomplish the following: define the rights and obligations of both the BSOA and owners; create a binding relationship between owner and BSOA; establish the mechanisms for governing and funding the BSOA operations; and set forth rules and standards for the protection of the owners and community; enhancement of property values; and promotion of harmonious living.

Within BSOA, the general hierarchy of authority among governing documents is: recorded map, plat, or plan; subdivision Covenants and Design Regulations; Articles of Incorporation and Bylaws; Condominium Declarations; and Board Resolution and Policy. It is also important to note that properties located within Gallatin County must comply with local zoning requirements. Currently, there is no zoning in Madison County.

The Covenants, Conditions, and Restrictions (CC&R’s) are the governing legal documents that establish the operations of the community and establish written rules, limitations, and restrictions on land use, mutually agreed to by all owners in the subdivision or condominium. The CC&Rs are recorded by the County Recorder’s office in both Madison and Gallatin County and are permanent, that is, they “run with the land”. BSOA Subdivision CC&R’s provide for authority to create an architectural review committee and to create rules as appropriate for development within the affected subdivisions. As a result of this authority, the BSOA has an elected Big Sky Architectural Committee that implements and enforces the BSOA Design Regulations.

As a corporation, we are required to have a duly elected Board of Directors oversee BSOA business. Election procedures are defined in the respective governing documents. The BSOA Board meets about ten times per year (typically the third Friday of each month at 9AM in the BSOA Conference Room). Meetings are open to members of BSOA. A membership forum is provided at every meeting just prior to the Call to Order. Minutes of Board activity are maintained and posted to our website (www.bigskymt.org, then click on BSOA Governance then Meeting Minutes).

The Bylaws are the operational guidelines set forth for the organization. Bylaws spell out the number and tenure of the board of directors, the duties of the board of directors, how to manage nominations and elections, run meetings, query members, and collect assessments to name a few examples.

Members of BSOA are assessed $370 annually on October 1 of each year as directed by our governing documents.

Property owners in BSOA are assessed once per year during the first week of October as directed by our governing documents. The assessment is uniform, which means everyone in BSOA pays the same amount.  Whether a condo owner, a commercial lease, a homeowner, or an owner of an undeveloped lot, every property owner in BSOA pays $370 each year to keep our neighborhoods running smoothly.  Click here to see a pie chart distribution of expenses.

BSOA Services - Includes snow removal and sanding on over 23 miles of roads in the BSOA jurisdiction in both Gallatin and Madison Counties; noxious weed spraying on all road right of ways, pest managment in BSOA Open Spaces, Nordic trail grooming, street lights, towing, and sign repair and replacement. 

Staff - BSOA offices are staffed Monday through Friday from 9AM to 5PM and coordinate all issues affecting the membership, board, and committees.  Services include architectural review, covenant compliance, governing documents, county planning and zoning, assessments and receivables, finances, membership database and mailings, committee and contract management. 

Member Administration - Includes taxes and insurance, postage, all associated office costs, annual meeting expenses, and the annual outside financial audit and tax preparation.

Reserves, Other - Includes funds for operating, condo and pond reservese, bad debt, and depreciation. 

Community Contribution - Includes BSOA support to: Big Sky Community Corporation for maintenance of area parks and trails; Historic Crail Ranch for continued preservation of the original homestead cabin in the Meadow; and Big Sky Transportation District to offset local shuttle bus costs. 

By the February 2008 Board of Directors Resolution, BSOA plows all dedicated, public roads as specifically defined in the resolution. For the current winter season, BSOA has established three contracts for winter road maintenance:

• Gallatin County – Frontier Construction – BSOA Subdivision roads – 12.28 miles
• Madison County – K7 Snow Works, Inc. – BSOA Subdivision roads – 6.51 miles;
• Madison County – K7 Snow Works, Inc. – Madison County Owned roads – 3.28 miles.

BSOA is reimbursed by Madison County for all winter road maintenance costs associated with Madison County owned roads, plus an administrative fee of 3%. Additionally, BSOA members with roads not specifically identified in the Board Resolution for plowing may request reimbursement for snow removal costs at the sole discretion of the BSOA Board.

The current winter road maintenance contracts are valid October 1, 2011 through September 30, 2016.

The BSOA only plows a subdivision road to the property boundary of the condominium development, all internal loop roads are to be maintained by the condominium association. For a list of local snow removal contractors click here.

Association Bylaws authorize BSOA to file a lien against any property where assessments remain unpaid after 60 days following the date it becomes delinquent. The filing of a lien will also require members to pay a $100 fee which includes costs incurred in the recording of the lien. Members will also be billed for any additional costs of collections as detailed in the BSOA Bylaws

The Design Regulations of the BSOA are intended to provide guidance for quality and thoughtful design and construction of property improvement in Big Sky’s progressive development environment. Interpreted by the elected members of the Big Sky Architectural Committee and managed by the Architectural Review Coordinator and BSOA Architect, the Design Regulations provide a framework for developers and owners in the overall design, construction, and maintenance of projects within the jurisdiction of BSOA. All of BSOA's architectural reveiw informationm including forms, policies, guidelines, and sample submittals can be found on our website at http://bigskymt.org/architectural_review/overview

Owners in the BSOA should also know that properties in its jurisdiction in Gallatin County are also part of the Gallatin Canyon/Big Sky Zoning District.

Contact the office with any concerns or complaints (995-4166). Once a complaint is received, BSOA staff is dispatched to photograph the problem or meet with affected members. BSOA staff then determines what rules are being violated and whether it is under their jurisdiction or if it is a County or Sheriff matter. County issues are referred to appropriate County personnel. When BSOA regulations are violated, a letter is sent to the property owner with a request to correct the non-compliance. Legal action is taken when non-compliance letters are continually ignored and as a last resort. A covenant compliance tracking sheet is completed monthly and provided to the Board as part of their monthly meeting packet. It is currently not possible for staff to “patrol” BSOA jurisdiction at all times and thus it is important that members report violations by calling in their complaints.

Yes, but all plans must remain on BSOA premises. If you require a copy of any non-owned BSAC information, the owner’s written permission must be provided to the BSOA.

Currently, the BSOA owns several properties totaling 102 acres: the office condominium located at 145 Center Lane in Meadow Village Center; the Silver Bow and Little Coyote Ponds (9 acres), Sweetgrass Hills Open Space Tracts B, C, D, E, and F, and Meadow Village Tract C. Open Space tracts in Cascade are currently owned and managed by the developer – Big Sky Resort.

In the absence of a local government, and as the oldest and largest owners association in Big Sky, the BSOA has historically taken on a variety of “quasi-municipal” responsibilities. Among these include the creation of a local parks and trails network. In 2000, the BSOA created an affiliate 501(c)(3) organization – the Big Sky Community Corporation (BSCC) – to provide a broader authority for the creation and management of area parks and trails. In June of 2007, the BSCC restated its Bylaws and Articles making the BSCC fully independent of the BSOA and its Board of Directors. In the spring of 2010, the BSOA led the effort, along with the Executive Committee of the BSCC, to hire an Executive Director to manage the organization.

Today, the BSCC manages three local public parks: the Big Sky Community Park, Ousel Falls Park, and the Historic Crail Ranch. More than 12 miles of trails are directly managed by the BSCC, with six active committees in effect: Parks Committee, Trails Committee, Historic Crail Ranch Conservators, Camp Big Sky, Big Sky Tennis Association, and Big Sky Softball League. The BSCC is funded through the significant generosity of the Big Sky Resort Tax Area District, local grants from Gallatin County Fish Wildlife and Parks, and the BSOA. Additional donations are received from area developers and individuals. For more information on the BSCC, contact the BSCC Executive Director via their website at www.bsccmt.org.

Call the office at 406-995-4166 or visit our website at www.bigskymt.org where we post meeting minutes contact information for the Board of Directors, Architectural Guidelines, governing documents, maps, and just about everything else you might want to know about your owners association.