Frequently asked questions regarding GVRCA. If you have a question pertaining to an issue related to GVRCA that is not listed below, please click here to access our FAQ form. Your question will be answered and may appear in an upcoming newsletter and be posted on this page.
All homeowners in GVRCA must get approval from the ARC before beginning any exterior modification to their home or property. If you live in a gated community or other community with an active sub-association Board, you must receive approval from your sub-association ARC first, then submit your request to the GVRCA ARC.
Having GVRCA ARC review and approve all exterior modifications ensures taht these modifications are consistent with the architectural guidelines for GVRCA. The architectural guidelines establish a set of standards that ensure that modifications are compatible with the existing architectural themes and are of high quality.
The ARC is comprised of GVRCA homeowners who volunteer their time to the Association. Each time a property owner submits an architectural change request form, members of the ARC determine whether the requested modifications are consistent with the design guidelines established under the CC&Rs. This process insures uniform enforcement of the guidelines throughout GVRCA.
The ARC Application can be downloaded by clicking on the ARC Application link in the Resources section of this site.
The ARC Guidelines can be downloaded by clicking on the link in the page footer or using the drop down on the main menu above via Documents.
This is an indication there has been some kind of water damage. Concrete block walls traditionally are built because they are strong and long-lasting. If the walls have been built properly, a water / moisture seal, commonly known as waterproofing, has been used and there has been no unusual strain or damage to the wall, they can last a very long time.
Concrete block walls will soak up excess water into its pores and will cause this ‘white stuff’, or in some cases mold growth. One of the first things you will need to do is assess the water usage along the wall. If you are overwatering and the ground appears to be saturated, the wall can soak up the water. Cut back on the watering or remove the plant materials that are too close to the wall. If the excess water is not controlled, eventually the wall can break down causing structural damage that will cost more money to rebuild. For repair I recommend you get a professional opinion from a licensed contractor in this field.
What are my color options for painting the outside of my house? Is there an approval process I need to go through to paint the outside of my house?
Most of the thirty-one (31) communities within the Ranch have put together a Color Palette Book that has been most helpful to the homeowners when they are getting ready to paint their home. The books can be viewed at either the Terra West office located at 11135 S. Eastern Avenue, Suite 120, Henderson, NV 89052 or at Dunn-Edwards Paints located behind the Red Robin Restaurant on Eastern just down the street. The Color Palette Books are also online on Color Archive for Henderson. If you go online, be sure to ‘download’ the color scheme you select to read the ‘Notes’ for the palette. You may access on line at Dunn Edwards
Please see the ARC document for complete information on the Architectural Review submittal process.
Absolutely. It is the responsibility of the property owners to advise their tenants of the rules of the community and the tenants have a duty to abide by the rules of the governing documents.
All residents who live within The Green Valley Ranch Community Association receive the community newsletter. Your association makes every effort to make sure everyone is aware of all policies, rules of the association, news, happenings and events occurring in the community. Anyone may visit the Green Valley Ranch website by clicking here and navigate to any section for more valuable information. The association office located at 11135 S. Eastern Avenue, Suite 120, Henderson, NV 89052 also has available a Welcome and Information Booklet for anyone who wishes to obtain a copy.
NRS 116.320 Right of units’ owners to display flag of the United States in certain areas; conditions and limitations on exercise of right.
Below pertains to associations and flying of the United States Flag under NRS 116.
1. Except as otherwise provided in subsection 2, the executive board of an association shall not and the governing documents of that association must not prohibit a unit’s owner from engaging in the display of the flag of the United States within such physical portion of the common-interest community as that owner has a right to occupy and use exclusively.
2. The provisions of this section do not: (b) Preclude an association from adopting, and do not preclude the governing documents of an association from setting forth, rules that reasonably restrict the placement and manner of the display of the flag of the United States by a unit’s owner.
4. (c) The United States Flag must be displayed in a manner that is consistent to
4 U.S.C. Chapter 1.
Green Valley Ranch Community Association Resolution Pertaining to the Flying of the United States of America Flag adopted by the Board of Directors on January 14, 2004 states in part:
If the flag is made of cloth, fabric or paper, is no larger than 4 feet by 4 feet, and is displayed during daylight hours on a flag pole on the owner’s property where such pole is no taller than 15 feet and is set back from each boundary of such property at least 15 feet, then such flag, and the flying thereof, shall be deemed approved by the ARC.”
NEED TO RETIRE A FLAG?
If you have a United States flag that needs to be retired, you may forward it to Tim Szymanski at city of Las Vegas Fire Headquarters or drop it off at any fire station. You can drop off the flags and ask the Fire Department staff to forward it to headquarters to Tim. You can also make arrangements to drop a flag off to him directly by emailing to [email protected].
Please visit US Flag for more information on the history of the United States Flag and 4 U.S.C. Chapter 1.
If anyone trims their shrubs, trees or plant materials, please do not leave them on the ground in the common areas of the community association. Having trimmed landscape material lay on top of live healthy plants can cause browning and damage to those plants. Please be considerate and pick up your trimmings so the association office avoids having to send out a landscape company to clean up the debris. Thank you.
Beginning in early March the Association phones begin to ring with reports of bee sightings. Since the buzzing activity will continue for the next several months, the information in this article will be beneficial to many of you that may experience a visit from these insects. Please keep this information as a handy reference.
Bees tend to build their colony in lower areas to the ground such as water meter boxes, but will also utilize other objects including trees, sheds, cracks in walls, roof eves, porches, turned over planting pots, debris piles, tires, bird houses, boxes, cars, boats or anywhere they can find shelter. Please do routine checks around your home and keep your property clear of any possible items where bees can build their nest.
Bees will attack when they feel threatened. Bees may perceive a threat from a loud noise, such as a lawn mower or screaming, strong odors and fragrances, shiny jewelry, dark colored clothing and waiving your arms. Please be aware of your surroundings, noises and what you may be wearing and doing.
If you have a swarm of bees or discover a bee colony in or around your home, do not attempt to remove them. Instead, contact an expert pest control vendor. Please see contact information and websites listed below.
Depending on the situation, please refer to below list and informational websites.
Serious Medical Emergency Only
Signs of difficult breathing, dizziness, lips or fingernails turning blue may indicate an allergic reactions – Dial 911
Las Vegas Fire & Rescue Bee Information Hotline 702/229-2000
Nevada Pest control Assoc. Bee Hotline – List of Exterminators 702/385-5853
Bees in Homeowner’s Water Meter Box – Call Utility Services’ Customer Service 702/267-5900
Bees found in City of Henderson Parks or Recreations Centers – Call Parks and Recreation Department Administration Office Bees found in or on Clark County property – Call Clark County Public Works Vector Control 702-455-7543
Bees found in Green Valley Ranch Community Association Parks and Common Areas 702/856-3773
See Yellow Pages – Under Bee Removal – List of Bee Removal Vendors
City of Henderson
City of Henderson – Bees
Clark County – Bees
Nevada Pest Control Association
For the past couple of years, your Board of Directors has received many
letters about the problems with paying assessments on a quarterly basis.
The reasons have been various, but the most common is that a homeowner
forgets to make a payment because it is not on a monthly cycle like a
utility invoice or mortgage payment might be. Your Board of Directors
has taken these requests seriously given the number of delinquent
payments that have been received. Beginning January 1, 2011 going
forward, the Board wanted to provide an opportunity to add the
assessment payment to the property owner’s monthly budget to make it
more convenient for the homeowner. In today’s economic climate, paying
$41.00 a month may be easier than paying three times that amount at once
on a quarterly basis. Having a monthly payment will not only help the
homeowner, but will reduce the number of delinquencies and improve the
cash flow for the association. The Board’s ultimate goal in making this
change will be a benefit to all.
If you do not receive a monthly statement, please contact your association office at 856-3773. A management team member would be glad to assist you.
What can be done when a homeowner has a problem with his or her neighbor and the issue has nothing to do with the association as a violation of the governing documents (CC&Rs)? Is there someone else to call who helps with things like this?
Yes. A neighbor to neighbor issue is more common than you might think.
The association office receives many calls from homeowners asking for
assistance in resolving an issue with their neighbors. The association
office will investigate the issue if it appears it is related to a
possible violation of the CC&Rs. In this case, the association
office would take steps to address the alleged violation.
If this is not the case, you may want to contact the Clark County Neighborhood Justice Center. This is a no cost service where a case manager will offer mediation between the two parties to aide in the reconciliation of the situation. For more information please call 455-3898 to speak with someone. They would be more than happy to assist you. The Clark County Neighborhood Justice Center is located at 330 S. Third St., Ste. 600, Las Vegas, NV 89101.
I am submitting an Architectural Application for some landscape improvements and am curious when the meetings are and when the deadline is to submit an application for processing.
If you live within a gated sub-association, you must first contact your
Community Manager for that sub-association and follow their
Architectural Review process and procedures. Once your application has
been approved by your sub-association, you may then submit the Green
Valley Ranch Architectural Application along with a copy of the approval
letter you are given by the sub-association to the Master association.
The Green Valley Ranch Architectural Review Committee meets on the second and fourth Friday of every month with the exception of December. Applications must be received the week prior by Thursday by 1pm to be included on the Agenda for review by the Architectural Review Committee meeting the following Friday.
Please remember an Architectural Application submittal must be approved by the Green Valley Ranch Community Association Architectural Review Committee prior to the commencement of any exterior changes to your home or landscape. If you are currently working on a project without approval, please cease this work until approval is received. There are certain items that utilize an accelerated process, such as painting using an approved color palette for your community or the installation of a satellite dish. Please contact Terra West for the process and guidelines for these situations.
For the convenience of all of our homeowners, Architectural Review Committee meetings are listed on our monthly calendars. Click here to access.
With thirty-one (31) sub-associations, there were many different types
of address plates that were installed by the different builders on the
exterior of the homes. Homeowners will sometimes receive a maintenance
violation notice for an address plate that is in need of repair. A
violation can be received for an electrical lighted type that is no
longer working, damaged, or missing their numbers. A violation can also
be received if there are any landscape materials blocking the view of
the address plate from public view. In doing so the address plate would
not be visible to emergency personnel.
Custom address signs include the address numbers on plates or on the exterior of the stucco body of the home and can be missing their numbers or the entire address plate. The white lighted address plates with black numbers are the most common. The Association office receives inquires where to find this fixture replacement all the time. If you need to replace these low voltage address lights, they can be found at Lowe’s Home Improvement by Westek. (Reference CC&Rs Article 3.6 Exterior Maintenance and Repair; Owner’s Obligations.)
Per City of Henderson Development Code under Title 19, states in part ‘The identification signs and addresses for commercial, industrial, semipublic, and multifamily developments shall be mounted in a permanent and durable manner and shall be visible at all times from public access to the property. Placement shall not conflict with mature trees or plants.’
For further information on Clark County ordinances or City of Henderson codes you may visit www.accessclarkcounty.com or www.cityofhenderson.com.
Per the Green Valley Ranch Community Association Resolution Regarding
Holiday Decorations adopted October 16, 2008, the following information
will answer questions many of you may have since holiday decoration time
is right around the corner.
All residents within the Association shall have the right to display holiday decorations on their individually-owned lots or within any limited common elements allocated to a resident’s separately owned unit. The term “Winter Holiday” shall mean Christmas, Hanukkah, Kwanzaa, Eid Al-Adha, New Year’s Day and any other officially recognized holiday that is celebrated in the month of December or January of each year.
Winter Holiday decorations may be placed up not earlier than the day after Thanksgiving Day and must be taken down and out of view by January 31 immediately following placement of those Winter Holiday decorations. However, any decoration that the Board deems to pose a threat to the health, safety or welfare of the community or any of its residents or visitors shall be removed immediately after a written demand to do so is sent via US mail to the resident that put up such decoration.
All Winter Holiday decorations may be placed only on the individually-owned lots or within any limited common elements allocated to a resident’s separately owned unit. All residents are prohibited from placing any such decorations anywhere on the Association’s common elements.
The installation of Winter Holiday decorations pursuant to this Resolution are hereby deemed pre-approved in the event that the Association’s CC&Rs or other governing documents would require prior architectural approval of such Winter Holiday decorations; provided, however, that if the Board deems it necessary that a Winter Holiday decoration be approved, the Board may send a written demand to a resident to submit an architectural application for such decoration. Thereafter, if approval is not given, the resident must not install such decoration or immediately remove the unapproved decoration.
Furthermore, decorations for any official holidays throughout the year other than the Winter Holidays must be approved by the architectural committee if such decorations are placed up for more than 30 days. Any such decoration placed up for more than 30 days requires approval from the Association’s architectural committee.
Any decoration placed up pursuant or in accordance with this resolution that becomes worn, damaged or otherwise unsightly must be removed or such condition remedied immediately upon written notice from the Association. Any decoration that is deemed offensive or otherwise inappropriate must be removed immediately upon notification.
I would like to plan a birthday party in one of our community parks. Do I need to make reservations for the day and time? Do I need permission to rent one of those inflatable bouncers?
The Green Valley Ranch Community Association has twelve (12) parks, many
with playground equipment, BBQ facilities and picnic areas, perfect for
family get-togethers and birthday parties.
The Community Association approved this year a Resolution for Community Park Rules and Regulations. The Resolution was mailed out to all property owners in March and is available on the Green Valley Ranch Community Association website by clicking here and thru the Terra West Property Management Community Association web portal by clicking here and going to the documents section.
Per the Park Rules and Regulations, Section 2.8 ‘Inflatable play bouncers or similar play equipment may not be brought into the Community Parks without written permission from the Association. Any such permission shall only be granted upon the condition that the Member obtaining such permission defend and indemnify the Association for any claims of damages or losses, both personal and property, made against the Association as a result of such play equipment.’
Section 2.9 states ‘The Community Parks are available to use for birthday parties and other similar celebrations. Reservations are neither required nor accepted. Consequently, the use of the Community Parks for such purposes is limited to a “first come, first serve” basis.’
The Green Valley Ranch Community Association Semi-Annual Community
Garage Sales are scheduled in the spring & fall. The dates are
announced in the newsletter & website when they become available.
The community wide garage sales are available to all residents of GVRCA.
If you live within a gated sub-association of the Green Valley Ranch
Master, please contact your Community Manager to let them know you would
like to participate and request that the entrance gates are scheduled
to be opened.
Personal garage sales are allowed per the City of Henderson three (3) days out of every six (6) months. A homeowner may place a garage sale sign on the private property of that homeowner, but all off-site signage is illegal. This would include prohibiting signs placed in the Association common areas. If you live in a gated sub-association, you must contact your Community Manager for the sub-association’s rules and regulations of their governing documents (CC&R’s).
Unfortunately Community Associations are mandated by Nevada Revised
Statutes (NRS), Chapter 116 and are required to mail many association
business items by United States mail and/or certified mail. Some items
required to be mailed are secret written ballots, meeting notices,
resolutions, budgets, violation and hearing notices, notice to each
unit’s owner of the unit’s owner’s eligibility to serve as a member of
the executive board and collection of assessment notices.
Other forms of communication are used by associations such as email for corresponding with a property owner on matters that are brought to the attention of the Association Office. The use of the Green Valley Ranch Community Association website and the Terra West Property Management web portal are other forms of communication to the homeowner.
Please tell me what action can be taken with neighbors that are partying at all hours in their rear yards (or front yards), splashing in the pool or playing loud music? What about flags flapping in the wind or even wind chimes that are right outside your bedroom window?
This question will have several different answers, recommendations and
advertisements. Noise nuisance comes in many forms. The first thought
that comes to mind is everyone should be respectful of their neighbors
as they probably wouldn’t be happy with a similar situation if it were
their neighbor keeping them awake at night. Or for that matter in the
daytime, remembering this is a twenty-four hour town. The most common
complaints the Association Office receives are some of the ones listed
in the question.
Some situations such as a loud disturbance at night caused by activity at a party may need more extreme measures for a possible quick resolution. The option of course is to call the police and file a complaint.
All homeowners should be mindful of their own property to prevent unnecessary noises. If you have a tree that is encroaching into a neighbor’s yard and in the wind it could smack up against their window, trim it. If it is windy and you have a flag flapping making a loud noise, take it down for that day. If you have wind chimes too close to a neighbor’s bedroom window and the wind is blowing, look for a new spot where it wouldn’t annoy someone while they are trying to sleep.
Consider if you will what noise “may unreasonably disturb others”. CC&Rs, Article 3, Section 3.5. lists several. Per the governing documents, a violation notice can be sent to any homeowner that is in violation of this section if it can be documented by proof of an inspection. The management company is contracted with the Association to do monthly inspections Monday thru Friday during regular business hours. If anyone has a complaint they may put the complaint in writing and the alleged violation will be added to the inspectors’ spreadsheet to confirm.
What is the proper way to drain our pool if we need to? I heard we are not to drain the water to the street.
The Association Office receives calls from homeowners on this very
question. We posed the question to the City of Henderson so that we can
pass on their response to you.
“The following is the proper procedure for draining a pool/hot tub, and/or whirlpool bath per the Henderson Municipal Code 14.14.100: It is unlawful for any person to drain or empty any water from a swimming pool, hot tub, and/or whirlpool bath into the street or storm drain. Swimming pool, hot tub, and/or whirlpool bath water shall be discharged into the publicly owned treatment works, also known as a sanitary sewer, through a private connection such as a sewer lateral access port, sink, toilet or bathtub. Exception: Properties on a septic system may drain water from a pool, hot tub, and/or whirlpool bath into a street or storm drain provided that prior notification has been given to the department of utility services customer care center.”
There should be a sewer clean-out port for water drainage located in your front yard. Draining your pool water directly into the sewer system allows the water to be treated and reused rather than wasted. If you are unable to locate yours, please contact a plumber so they may help you.
Sometimes homeowners have drained their pool improperly to the street and have caused damaged to a neighbor property. We looked into this as well and were advised this is a neighbor to neighbor issue and a civil matter and must be handled between the two properties. This is not an HOA responsibility. Should anyone ever be in this situation and are unable to resolve the damage issue with your neighbor, you may contact the Clark County Neighborhood Justice Center by telephone at 702-455-3898, by fax at 702-455-3652 or by mail at 330 S. Third St. Suite 600, Las Vegas, NV 89101.
Ongoing painting and maintenance of wrought iron fencing around the
perimeter of a community is the responsibility of the association. That
said, some clarification is required.
Some communities have wrought iron fencing either on top of a concrete block wall or as the only rear yard fencing. When this fencing faces a common area element, it is considered to be a perimeter wall. For a non-gated community, this wrought iron is the responsibility of Green Valley Ranch, the master association. For a gated community, the wrought iron is considered part of the security fencing, and it is the responsibility of the gated community or sub-association.
In addition, although maintenance (and eventual replacement) of the wrought iron is association responsibility, the homeowner bears some of the burden. If the wrought iron is damaged by actions of the homeowner or resident, the repairs are the responsibility of the homeowner. If the homeowner does not make the fencing accessible during routine maintenance, for example by having materials attached to the fence that do not allow painting, then the homeowner may be responsible.
The wrought iron fencing within Green Valley Ranch for all non-gated communities is being repaired and painted beginning in 2010. If you have the affected wrought iron fencing, watch for a letter describing actions to be taken.
For homeowners and tenants alike, you may visit the Green Valley Ranch Community Association website by clicking here and from the Home page, click on “About” to view some important information in the GVRCA Welcome Booklet and click on “Documents” to access various items such as the Resolutions and Policies, Use Restrictions in the CC&Rs and Architectural Guidelines. You may also refer to your complete set of CC&Rs that were provided to you as the property owner when you purchased your home.
The GVRCA governing docs do not preclude homeowners from parking on the street under the “master” docs. Some of the gated sub-associations have more stringent rules and do not allow street parking altogether. Gated communities have private streets. Street parking in non-gated communities that have public streets has been an issue in many associations in Nevada. In NRS116, a law went into effect in 2005 (NRS116.350) regarding street parking within associations on public streets. Associations with public streets cannot enforce the ‘no street parking’ rule. In GVR, the master governing documents do not specifically prohibit on-street parking. Non-gated communities within Green Valley Ranch are public streets in which vehicles can park. Additionally, as long as a vehicle is parked properly on the street, they may park in front of their home or any other home. The Master Association does however inspect once a month and as needed enforcing what the documents do prohibit, which are for commercial vehicles, recreational vehicles, those blocking driveways, fire hydrants, in red zones, inoperable or ones that are creating a safety or hazard issue, etc. If you have a commercial vehicle that you use for your daily transportation, it must be parked in the garage unless the commercial advertising is of a magnetic plate adhered to the vehicle and it can be removed or otherwise hidden. If a vehicle does not fall under any of these categories, we cannot issue a violation notice under the law. (Reference CC&Rs Article 3.12.6)
In the non-gated communities, the red curbs are painted by the City of Henderson when they deem it necessary as the streets are public streets and not privately owned by the Green Valley Ranch Community Association. For all other gated communities, please contact your Community Manager for your Community Association.
Dogs will bark on occasion. Constant barking is a sign that there is a problem that you need to remedy. Among the many reasons that dogs bark are social isolation, territorial behavior, protective behavior, and separation anxiety. Until you can figure out what is the cause of your dog’s constant barking, the proper use of bark collars works well to help alleviate you and your neighbor’s frustration by minimizing or interrupting the barking. There are basically three types of bark collars; Citronella, High-frequency (aversive sound), and electric shock collars. Many stores that sell pet products will have one, two, or all three types. You possibly could consider hiring a professional dog trainer to help you with the problem. If you have exhausted all avenues to prevent or minimize the barking, you might want to consult with your veterinarian about a debarking surgery. This might be an extreme solution, but preferred over getting rid of your dog.
We have a four step process to handle animal noise complaints.
- File a complaint with animal control Monday, Tuesday, Friday, and Saturday from 9:00 a.m. to 4:00 p. m.; Wednesday and Thursday from 9:00am to 6:00pm, by phoning (702)267-4970 option 4 or coming to the facility at 300 E. Galleria, Henderson 89011-1903. You must be able to provide them with an address and description of the animal. An Animal Control Officer will be dispatched to the address to talk to the owner. If the owner is not available, a courtesy notice will be left at the residence.
- On a second complaint, an Animal Control Officer again will be dispatched to the address to talk to the owner. If the owner is not available, a courtesy notice will be left at the residence stating there continues to be a problem and further complaints will result in mediation or criminal charges.
- On a third complaint, both parties will be referred to the Clark County Neighborhood Justice Center. This is where the two parties meet with an independent mediator and try to come to some type of agreement on how to resolve the issue.
- After the parties have been to mediation and the situation continues the person or persons bothered by the noise may file a criminal complaint and take the dog owner to court.