FAQ: Common Area Spruce Budworm
Spraying Program

1. Why is the Board moving forward with a spraying program for Spruce Budworm in the common areas?

The Spruce Budworm infestation presents a real and escalating threat to the health of Redhill Forest’s woodlands, especially in denser areas of the common property. If left untreated, the infestation could cause widespread tree death, increase wildfire risk, and damage, if not totally destroy the natural character and property values of our entire community.

Under Article VI, Section 2 of the Redhill Forest Declaration, the Board is authorized—and obligated—to maintain common property for the health, safety, and welfare of the Association. Pest mitigation falls well within this scope.

 

2. Has this project been discussed openly?

Yes. The Spruce Budworm problem and potential responses have been openly discussed in Board meetings since February 2025. The spraying project has been part of a multi-meeting dialogue where members were present, and various strategies—including spraying both common areas and private lots—were initially considered.

 

3. Why aren’t owner lots being sprayed?

The original proposal included owner lots, but was set aside due to health concerns, particularly the risk of respiratory irritation from Bacillus thuringiensis (Bt) insecticide. The Board prioritized member safety, and spraying will now be limited strictly to common areas for the good of all.

 

4. Can the Board levy this assessment without a member vote or approval through a budget amendment?

Yes. According to Article VI, Sections 1 and 4 of the Declaration, the Board can levy maintenance assessments for services like this. Each lot owner pays a proportionate share of the costs to maintain common property.

This one-time assessment for the current year is legally distinct from a capital improvement that would require a member vote under Section 5. The spraying program is a necessary preventive maintenance activity.

 

5. Did the Board get competitive bids?

Yes. Multiple vendors were contacted, and the Board reviewed several quotes for scope, safety, certifications, and cost. The Board voted unanimously by email to select the contractor best suited to meet our needs within the short treatment window. The vote will be formally ratified at the May 2025 Board meeting.

 

6. What safety precautions are being taken?

• Only common areas will be sprayed—no member lots.

• The common areas will be temporarily closed during application.

• The selected contractor is fully licensed, insured, and uses BtK approved by the EPA and Colorado Department of Agriculture.

• The product being used is approved for forest use and safe for application near water when applied according to guidelines, which the contractor is licensed to follow.  

• No spraying will occur near water or in known sensitive habitat zones.

These precautions eliminate the need for concern about exposure or legal liability.

 

7. How much will this cost, and how will it be assessed?

The cost per lot will be calculated based on the final vendor invoice and equitably divided among all lots as provided in Article VI, Section 4. Details—including exact cost and scope—will be presented during the May Board meeting.

 

8. Will private property be accessed for spraying?

No. No spraying will occur on owner lots, and no access to private property is planned or permitted. The contractor will treat designated sections of common areas via aerial application.

 

9. Why was there no official notice before the Ridge article?

The Ridge article was intended as an early heads-up. The Board was still gathering bids and confirming logistics. Now that those elements are in place, a formal update will be presented at the May Board meeting, along with full details on costs, safety, and scheduling.

 

10. When will spraying occur, and how will owners be notified?

Spraying is scheduled for late May or early June, depending on weather conditions. Owners will receive advance notice with clear information on dates, area closures, and safety protocols. 

 

11. What about areas with few or no trees—why should those owners pay the same amount?

Per the governing documents, all lot owners share equally in the cost of maintaining common property, even if some amenities or conditions (like road usage, water access, or forest proximity) affect them unequally. This is the standard approach for HOA maintenance assessments under CCIOA and the Redhill Declaration.

 

12. What happens next?

• The May Board Meeting will include a full review of the project

• The Board will ratify the vote to approve the contractor

• The cost per lot and final schedule will be announced

• All documentation will be published for owner review

 

Still have questions?
Please email the Board or attend the upcoming May 20th meeting to ask questions directly and review all related materials.