Redwood Meadows: leasehold, taxes, services and property charges

What residents receive from the Townsite

The Townsite operations department provides snow and ice control, road and facility maintenance, potable-water distribution and summer grounds maintenance. It also operates Townsite water and wastewater systems and coordinates garbage and recycling. These are local-government and leasehold services rather than a private Calgary HOA amenity package.

• The executed Master Sublease lists Curtis Field Park, a playground, baseball diamond, hockey rink and skate shack, skateboard park, two tennis courts and Lady Bug Kids Park among the Townsite improvements.
• The Townsite also manages roads, paved common areas, the water-treatment and distribution system, wastewater infrastructure, drainage works and flood-mitigation berm.
• Electricity and natural gas are chosen and paid through outside providers; the Townsite says it does not supply them.

The Townsite, Tsuut’ina Nation and RMCA have different roles

Redwood Meadows is on Tsuut’ina Nation reserve land. The Townsite of Redwood Meadows Administration Society has a mayor and six councillors and is appointed by Tsuut’ina Nation as steward for day-to-day administration, services, improvements, rules and tax administration. Sarcee Developments Ltd., a Tsuut’ina-owned company, is the lessee under the Head Lease and lessor under the Master Sublease.

The Redwood Meadows Community Association is a separate volunteer group that organizes community events. The golf and country club is nearby and separately operated; the reviewed Townsite documents do not make golf membership part of a residential sublease.

How the lease structure works through 2095

The Head Lease began in 1974 and its 2021 extension expires September 5, 2095. The executed Master Sublease runs from its commencement date until one day before the Head Lease expires. The standard form of individual Sub-Sublease runs until one day before the Master Sublease expires, unless it ends earlier under its terms.

That long remaining term is documented, but a later renewal is not guaranteed. The Stewardship Agreement requires the parties to meet in the 45th year of its term to discuss a possible renewal or extension in good faith. The individual form provides a first right to enter a new lease at market rent only if the Townsite lands are re-designated or the designation is extended and the Townsite has authority to grant it.

• Ask for the property's executed Sub-Sublease, every amendment and its Indian Lands Registry record.
• Confirm whether the property signed the amended and restated Sub-Sublease or remains under an original legacy sublease arrangement.
• Have the buyer's lawyer explain expiry, default, renewal, improvement-reversion and lender provisions for that exact instrument.

Taxes and recurring property charges

Redwood Meadows does not publish one flat annual HOA due. A property can instead have several separate accounts: assessed-value taxation, lease rent, monthly water and sewer billing, and the protection-fund contribution. The seller's current statements are needed to calculate the total for a specific home.

Lease rent is separate from taxes

The form of Sub-Sublease requires the property holder to pay the down payment and monthly rent amounts written into that property's agreement, plus applicable taxes. Those dollar fields are property-specific in the published form, so the executed agreement and current ledger are the reliable sources for a home's lease payment.

The form also permits additional rent for qualifying Townsite costs and services. Overdue amounts accrue interest under the form, and costs incurred to cure a holder's default can carry a 15% administration fee. These provisions are not a forecast that an extra assessment will occur.

Selling, assigning or mortgaging a home

The standard form requires the Townsite's prior written consent, acting reasonably, before a holder transfers the Sub-Sublease. The new holder must sign an assignment and assumption acceptable to the Townsite, and the assignment must be registered in the Indian Lands Registry. The Townsite may charge a reasonable administration fee, but the reviewed public form does not set a fixed transfer amount.

A mortgage also requires prior written consent from the Townsite and any other required parties, followed by registry filing. The agreement contains protections and undertakings for permitted mortgagees, but it does not guarantee that every lender will finance every property.

Exterior work and owner responsibilities

The standard form makes the sublease holder responsible for operating, maintaining, repairing and replacing the lot and its improvements. Proposed work must follow the Townsite's construction requirements and obtain all required Townsite, Tsuut’ina Nation, federal and other approvals before construction.

The Townsite's resident guidance says approval is required for residential development including structural changes, decks, roofing, exterior painting, sheds, play structures, dog or cat runs and fire pits. Removing a tree more than six inches in diameter also requires approval. Unauthorized construction may have to be removed at the holder's expense, with eligible costs and a 15% administration fee added under the standard form.

Everyday property and amenity rules

Current rules come from Townsite bylaws, Tsuut’ina Nation law, the lease documents and property-specific approvals. The Townsite's published resident guidance includes the following practical rules.

• The speed limit is 30 km/h; off-road vehicles are prohibited and vehicle parking is restricted to driveways.
• Recreational vehicles must be beside or behind the residence, with a published maximum of two.
• Residents maintain the boulevard in front of their property, but may not develop, store items or park on the public utility right-of-way.
• Garbage and recycling go in closed containers at the roadside by 7 a.m. Tuesday and should not be placed out the night before.
• Dogs require annual licences, must be controlled and are excluded from parks.
• Open fires are limited to approved fire pits and remain subject to fire bans.
• Bird feeders are permitted from November through March under the Townsite's wildlife guidance.

What to obtain for a particular property

Most community-wide questions are answerable from the public documents. The remaining checks vary by address because the payment history, executed sublease, registry entries, approved alterations and utility usage belong to the individual property.

• Current Townsite tax certificate and the latest tax notice, including education requisitions and any arrears.
• Current lease-rent, PVP/IPF, water, sewer and waste ledgers, with written payout or adjustment instructions for closing.
• Executed Sub-Sublease or legacy sublease, amendments, assignment documents, registry record and any mortgage undertaking.
• Townsite file for building, exterior, tree-removal, fire-pit and other approvals affecting the property.
• Written confirmation of the transfer administration fee and each consent required for the buyer and lender.
• Any separate condominium documents or private agreements disclosed on the property's records.