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NorthcreekHomeowners Association

Operation of the HOA

Owner Guide

Last updated October 23, 2026

Basic information about the HOA for owners and residents of Northcreek. The full rules are in the Declaration of Covenants and the Northcreek Handbook, which owners can read on the KITO community portal.

Who to contact

The HOA’s property manager is KITO Community Management. Contact KITO for all HOA questions, including dues, repairs to common areas, and architectural requests.

  • Email: ncha@kitocommunity.com
  • Community portal: kito.cincwebaxis.com. Register to pay dues, report an issue, submit an architectural request, update your owner profile, and read association documents. The portal is also on the Kito mobile app.
  • Office hours: Monday to Friday, 9:00 am to 4:00 pm

The Board of Directors is a group of volunteer owners. To reach the board, email KITO at the address above.

Please keep your owner profile on the portal current. The HOA uses it to send notices about meetings and dues.

Association dues

Dues for 2026 are $440 per home per year. Each fall the board proposes a budget for the next year, and the owners ratify it at the annual meeting.

Owners pay the dues in two payments each year:

  • January 1
  • June 1

KITO sends a notice about 30 days before each due date. A payment is late if KITO does not receive it within 10 days after the due date. Pay on the community portal, or mail a check to:

Northcreek HOA
c/o Kito Community Management
PO Box 98484
Phoenix, AZ 85038-0484

Dues pay for water, landscaping and snow removal in the common areas, the HOA’s insurance, repairs to the mail kiosk and other common property, the management fee, and savings for future repairs. If a payment is more than 30 days late, the HOA charges interest at the prime rate plus 4% per year. See the Declaration, Article 4.

Mailboxes

The HOA maintains the mail kiosk, the mailbox bank, and the package boxes. Each owner is responsible for the lock and keys to their own mailbox. The HOA does not keep keys to individual boxes. If you lose a key, contact the Valmont post office.

Please take junk mail home. Do not leave it in the kiosk.

Snow removal

The HOA clears snow around the mail kiosk and at the two paths to the Cottonwood Trail. Owners clear all other areas, including the public sidewalks next to their homes.

The streets in Northcreek belong to the City of Boulder. City code requires owners to clear the public sidewalk within 24 hours after the snow stops. Corner lots must clear the sidewalks on every side. See the City’s snow and ice response page, which also lists help for older residents who cannot shovel.

Landscaping

The HOA maintains the trees and landscaping in the common areas. Owners water, trim, and maintain the landscaping on their own lots.

Any change or addition to your landscaping needs approval before you start. See Architectural requests and the landscape care standards.

Exterior changes

You must get written approval from the HOA before you change the outside of your home or yard. This includes paint colors, windows, doors, fences, decks, patios, roofs, solar panels, air conditioners, and landscaping. See Architectural requests for how to apply.

Trash, recycling and compost

The HOA does not provide trash service. Each owner contracts for service directly. Most homes use Western Disposal.

Keep trash cans out of sight from the street, except on pickup day. Raccoons and other animals live nearby, so put cans out in the morning or use an animal-proof can.

Take household hazardous waste, such as paint, motor oil, and batteries, to the Boulder County Hazardous Materials Management Facility. Never pour anything into a storm drain.

Parking

Please park only on the inside of the street circles on Hopkins Place and Sentinel Drive, so that fire trucks can get through. Keep boats, trailers and RVs in a garage, on a driveway, or at a storage facility, and never on a lawn. See Parking for the map.

Pets

Keep pets on a leash outside, and always pick up after them. Owners may not keep animals for a business, and this includes chickens. See the Declaration, section 5.7.

Renting your home

Short-term rentals, such as Airbnb and Vrbo, are not allowed in Northcreek. The first lease term must be at least 6 months. Give your renters a copy of the Northcreek Handbook, which must be kept in every rental home. See the Declaration, section 5.4.

Noise and lights

Please be considerate of your neighbors. Excessive noise is not allowed. If a neighbor’s noise bothers you, talk to them first. For help, call the Boulder Police non-emergency line.

Northcreek supports the City’s Dark Sky rules. Do not install outdoor lights that shine into your neighbors’ homes or yards. See the Declaration, section 5.12.

Common areas

The common areas are for all residents to use and enjoy. If you see damage, a broken sprinkler, or a fallen tree in a common area, tell KITO as soon as possible.

For an emergency, call 911.

Before you dig

Call 811 a few days before you dig anywhere on your lot. The service is free. A locator marks the buried utility lines so that you can dig safely.

Governing documents

These documents control how the HOA works, in this order:

  1. The Amended and Restated Declaration of Covenants (recorded 2020)
  2. The Amended and Restated Articles of Incorporation and the Bylaws (2020)
  3. The Northcreek Handbook (2021) and the policies that the board adopts

All owners can read these documents on the KITO community portal. Colorado law, including the Colorado Common Interest Ownership Act, controls if a document disagrees with it.