The Villas at Big Trout
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  • IMPORTANT NOTICES

Welcome

Welcome to Big Trout
Condominium Association's
community website!​

Located in Liberty Lake, WA.

​This site is intended to provide you with essential information regarding your HOA.   We're happy you've chosen to live here and hope you enjoy the exceptional quality of life experienced at Big Trout.

Frequently Asked Questions
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         Your Board of Directors and Support Team Live Here in Your Liberty Lake community!
                                   Board Members​
Cindy Troxel, Pres.: (509) 768-1475 [email protected]
Terry Fogle, Treas.  
Jon Nelson, Mbr aL: [email protected]

                         Onsite Support Team Member
​Dg Garcia, Onsite Asst. Manager: (916) 479-2444
                                  [email protected]​ ​
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Christina Ross, Director of Management: (509) 919-7771
~ ​[email protected]   

AT OPERATIONS SOLUTIONS NORTHWEST, WE KNOW WHAT IT TAKES TO KEEP THINGS RUNNING SMOOTHLY.  WE ARE A GROUP OF LOCAL EXPERTS READY TO SERVE YOUR COMMUNITY. AFTER ALL, WE  LIVE, WORK, AND PLAY HERE TOO! WITH THE RIGHT KNOWLEDGE AND THE VERY BEST CONNECTIONS, WE ARE YOUR SOURCE FOR COMMUNITY ASSOCIATION SOLUTIONS. ​

                                             IMPORTANT NOTICES!
06-30-2025
Emergency Meeting - Board of Directors 
On July 7, 2025 at 6 pm the Board will be appointing two new directors. The meeting will be held in the office across from the pool, and will be available via Zoom. Meeting ID: 809 249 5974 Passcode: 22855

*If you are interested in joining the board, please email [email protected]. 

11.12.2024 ~
​MANDATORY WINTER NOTIFICATION AND RESPONSIBILITY

​
Run water from the faucets in your unit - pencil thin, especially at night. Keep heater at no less than 65 to 68 degrees and open cabinet doors to allow heat to get to the pipes and if you are leaving for the winter, please advise your neighbor who has a key , in the event of a water break/leak or water damage. Advise management of your expected return date.  

RESPONSIBILITY: The Unit Owner is responsible for any broken pipes servicing their unit. In addition, any water damage from a broken pipe servicing your unit, which may cause damage to an adjoining unit, next door or below, will be the responsibility of the unit owner where the water issue originated in the “Limited Common Elements.”  
10.17.2024 ~
​Owner/Occupant Insurance Responsibility

The Association: Big Trout Condo Association - Shall be named as an “Additional Insured.”

Please be aware that the Association’s deductible is now $10,000.00 per claim for property claims. (See 2024 VBT  Rules and Regulations - Water Damage Reminder.)

Owner and Tenant insurance is addressed in the Washington Condominium Act at RCW 64.34.352(5). Owners and tenants are advised to obtain individual Unit insurance at their own expense. These are known as HO-6 (Owner) and HO-4 (renter) policies. These policies should include both property and liability coverage. The policies should also include insurance to cover the Association’s deductible (and other uninsured amounts) reimbursement, damage to personal property and the Unit, loss of use, and loss assessment exposures. Coverage should be on a replacement-cost basis.
​The Association should be named as an: “Additional Interest.” Please be aware that the Association’s deductible is now $10,000.00 per claim for property claims.
10.17.2024 ~
​Prohibited Uses at Big Trout Condo Association, and throughout the City of Liberty Lake, WA 

AIRBNB'S, VRBO'S, Short-Term Stays (Rentals less than 30-Days), and Online Travel Agency (OTA)   


Please be aware that the Association and the City of Liberty Lake, prohibits AirBnb's, Vacation Rentals by Owner(s) (VRBO's), Short-Term Stay Rentals, or Online Travel Agency (OTA) Bookings - Violations will be strictly enforced!  ​

                                                         BOARD AGENDA 

2025

06.16.25 - Agenda: Regular Board Meeting
File Size: 699 kb
File Type: pdf
Download File

05.12.25 - Agenda: Regular Board Meeting*
File Size: 1211 kb
File Type: pdf
Download File

03.27.25 - Agenda: Annual Membership Meeting w/Ballot
File Size: 440 kb
File Type: pdf
Download File


02.13.25 - Agenda: Regular Board Meeting (CFC)
File Size: 1359 kb
File Type: pdf
Download File


01.16.25 - Agenda: Regular Board Meeting w/Draft Mins.
File Size: 4955 kb
File Type: pdf
Download File

2024
11.25.24 - Agenda: Regular Board Meeting w/Executive Session
File Size: 584 kb
File Type: pdf
Download File

11.7.24 - Agenda: 2025 Budget Ratification Meeting
File Size: 401 kb
File Type: pdf
Download File

10.17.24 - Agenda: Reg. Board Meeting / Budget Rvw & Approval
File Size: 598 kb
File Type: pdf
Download File

09.19.24 - Amended Agenda: Regular Board Meeting
File Size: 904 kb
File Type: pdf
Download File

09.19.24 - Agenda: Regular Board Meeting
File Size: 104 kb
File Type: pdf
Download File

Budget Priorities Workshop for 2025
File Size: 182 kb
File Type: pdf
Download File

08.22.24 - Agenda: Regular Board Meeting
File Size: 82 kb
File Type: pdf
Download File

06.26.24 - Agenda: Regular Board Meeting w/Draft Mins.
File Size: 471 kb
File Type: pdf
Download File

Presentation: May 22, 2024 Regular Board Meeting
File Size: 4147 kb
File Type: pdf
Download File

05.22.24 - Agenda: Regular Board Meeting
File Size: 987 kb
File Type: pdf
Download File

04.12.24 - Agenda: Regular Board Meeting
File Size: 391 kb
File Type: pdf
Download File

Presentation: Annual Membership Meeting 2024
File Size: 3454 kb
File Type: pdf
Download File

03.27.24 - Agenda: Annual Mbers Meeting w/Drafts Mins.
File Size: 604 kb
File Type: pdf
Download File

2024 - Annual Membership Ballot Info.
File Size: 136 kb
File Type: pdf
Download File

02.16.24 - Agenda: Amnd Reg. Board Meeting w/Draft Mins.
File Size: 330 kb
File Type: pdf
Download File

02.13.24 - Amended Call for Candidates Location Update
File Size: 130 kb
File Type: pdf
Download File

2023
12.20.23 - Agenda: Amended Special Meeting of the Board
File Size: 119 kb
File Type: pdf
Download File

11.30.23 - Agenda: Special Board Meeting
File Size: 249 kb
File Type: pdf
Download File

11.28.23 - Agenda: 24-Budget Ratification/Notice of Asmt Decrease
File Size: 325 kb
File Type: pdf
Download File

11.8.23 - Agenda: Emergency Meeting of the Board
File Size: 117 kb
File Type: pdf
Download File

10.23.23 - Agenda: Amended Special Meeting of the Board
File Size: 141 kb
File Type: pdf
Download File

10.9.23 - Agenda: Regular Board Meeting
File Size: 208 kb
File Type: pdf
Download File

09.25.23 - Agenda: Special Meeting of the Board - with Exec. Session
File Size: 62 kb
File Type: pdf
Download File


Assessment update: Notice of INCREASE of monthly assessment

The 2025 Budget was Ratified on November 7, 2024. Beginning January 1, 2025.

                                                  Monthly HOA Assessments will be $319
per month.

Please login to your online banking, and update this amount. If you are sending in your payment to the association lockbox, please use your unique lockbox ID on the checks. Your ID will be VBT(and your unit number). EXAMPLE ONLY INCLUDING 000 at the end for example: VBT519000 (Please put your own unit number after VBT)

REMEMBER TO FOLLOW THE INSTRUCTIONS BELOW WHEN PAYING YOUR DUES.  

                                                          Remit a Check, Money Order, or Cashier's Check.


Please include the Account Number on your check - EXAMPLE:  VBT519000 (Please put YOUR OWN unit number after VBT and don't forget to add 000 at the end.​  

You may use  US Mail to send your payment at least five days before the due date to ensure timely receipt to:​

                           * MAIN OFFICE:

                           VILLAS AT BIG TROUT
                            c/o Ops Solutions NW
                            6718 N. Pittsburg Street
​                            Spokane, WA 99217

                           * ASSOCIATIONS BANK LOCATION IN ARIZONA:   

                            VILLAS AT BIG TROUT
                            c/o Ops Solutions NW
                            PO Box 98439
                            Phoenix, AZ 85038-0439

                        * YOUR PERSONAL BANK BILL PAY SERVICE SYSTEM: 

VERY IMPORTANT: If you utilize or currently wish to utilize your banking institutions Bill Pay service please do the following:

Delete any existing payment profiles and create a new one for your HOA Dues. Enter the payee and mailing address as follows:

                           a. Payee: VILLAS AT BIG TROUT
                           b. Account Number : VBT519000 (Please put YOUR OWN unit number after VBT and don't forget to add 000
                           at the end of the unit number.)
                            c. Address Line 1: c/o Ops Solutions NW
                            d. Address Line 2: PO Box 98439
                            e. City, State, Zip: Phoenix, AZ 85038-0439
                            f. 509-919-7771​
                                                       
PLEASE MAKE SURE YOU HAVE UPDATED YOUR PAYMENT AMOUNTS & USE THE LOCKBOX ID.
Regardless of which payment service you used: Please ensure your payment is applied to the correct account, please include your account number and  write legibly to ensure the check is processed expeditiously. 

If you are paying for multiple properties (units), please send a separate check for each property to ensure proper handling of each check. Please remember to include your unit number on the memo line of the check. Note: This information must be included on each payment to ensure proper application.
​
                         APPFOLIO DIRECT PAYMENT SERVICE ONLINE: (Note: AppFolio is a fee based service.) 
  
Once you have received your AppFolio notification, follow the prompts to set up your AUTOPAY service. 
Please note that there is a small service fee of $9.99 to use Appfolio. However, your banking billpay service is generally free. 
If there are any questions or concerns, please email [email protected]. We ask for patience as we navigate the transition. There will be a 'Welcome Email' sent from Appfolio within the coming days. Please check your junk email for this, if you do not receive it. This will allow your payments to be made online, set up for auto-pay, and a variety of other online options. 

Thank you!
Christina Ross CMCA, AMS 
VBT Manager
[email protected]

509-919-7771

Informational correspondence for the community

New Management Letter
File Size: 89 kb
File Type: pdf
Download File

New Entry System Ltr
File Size: 225 kb
File Type: pdf
Download File

AppFolio Login