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 A classic "conflict of interest" loop that often plagues managed communities. When a management company (Blue Mountain) uses its own subsidiary (Associa OnCall) as a vendor, the lines between oversight and profit become blurred.

If Associa OnCall (AOC) is being treated as an untouchable fixture rather than a replaceable vendor, the HOA Board may be failing in its fiduciary duty to seek the best value for the homeowners. 

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Key Areas of Contractual Friction

• The "Arm's Length" Requirement: Most management contracts imply (or explicitly state) that any affiliated vendors must be competitive with market rates. If AOC is refusing to abide by the primary contract terms, they are technically in default of their vendor agreement.
• The Power of the Board: Contractually, the Management Company works for the Board. If the Board has not authorized a "preferred vendor" status that bypasses competitive bidding, Blue Mountain cannot legally force AOC upon the association if more cost-efficient alternatives exist.
• Scope of Work Violations: If AOC is ignoring specific performance standards outlined in the Windust HOA contract, these instances should be documented as "Notice to Cure" item

Strategy	Action Item	Goal
Competitive Bidding	Demand the Board solicit three independent bids for any project over a certain dollar amount.	Prove that AOC is not the most cost-efficient option.
Audit of Invoices	Request a review of AOC work orders vs. the original contract specifications.	Identify specific instances where contract terms were ignored.
Conflict Disclosure	Check the management contract for a "Conflict of Interest" clause regarding affiliated businesses.	Ensure the Board formally acknowledged and accepted the higher costs of using AOC.

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The "Hidden" Hurdle

Often, management companies like Blue Mountain make it "convenient" to use AOC by waiving administrative fees that they might otherwise charge for managing outside vendors. It’s important to calculate if those "savings" are being eaten up by AOC’s higher labor rates or refusal to follow contract specs.

To move forward with this, we need to establish whether the Board of Directors knowingly waived their right to competitive pricing in favor of the convenience offered by Blue Mountain/Associa.

Since Associa OnCall (AOC) is an affiliate, their use typically requires a specific Conflict of Interest Disclosure or a specific addendum in the management agreement. If the Board hasn't formally documented this "self-dealing" arrangement, they may be in breach of their fiduciary duties.

1. The Master Management Contract: Specifically the sections regarding "Affiliated Services" or "Vendor Selection."
2. Disclosure Statements: Any written disclosure from Blue Mountain regarding their financial interest in Associa OnCall.
3. Meeting Minutes: The minutes from the Board meeting where the use of AOC was approved over other independent bidders.
4. The "Request for Proposal" (RFP) Log: Records of any competing bids solicited before AOC was awarded maintenance tasks.

Dear Board of Directors,

Under RCW 64.38.045 for Washington, I am requesting access to the following records regarding the Association’s relationship with Associa OnCall (AOC):

The signed contract between Windust HOA and Blue Mountain does not mention in-house maintenance  or AOC:  Are there any any clauses or addendums regarding the use of affiliated businesses or "In-House" maintenance?

• Any written conflict of interest disclosures provided by Blue Mountain regarding their ownership/affiliation with AOC.
• Documentation of the competitive bidding process for that demonstrates AOC provided the most cost-efficient bid.

I am requesting these to ensure the Association is maintaining its fiduciary duty to the homeowners by prioritizing cost-efficiency and contract compliance. Please let me know when these documents will be available for review.

Provider Type	Typical Pricing Model	Common Rates/Fees
Integrated Management (e.g., Invest West)	Percentage-based or Flat Monthly Fee	8.9% – 12% of monthly rent or $200 – $270+ per unit. Often includes a set amount of "included maintenance" (e.g., 2 hours/year).
Specialized Maintenance (e.g., Columbia Property Maint.)	Per Project or Hourly Rate	$18 – $25+ per hour for helpers; specialized tasks (roofing/fencing) are bid per project (e.g., $199 fall inspections).
Standard Handyman (e.g., Zenith Properties)	Service Call + Hourly	$35 – $50 service/scheduling fees per request, plus

Happy Anniversary America 🇺🇸

 

We are officially in the year of America’s 250th birthday, a monumental milestone known as the Semiquincentennial.

While the big celebration for the 250th anniversary of the signing of the Declaration of Independence is set for July 4, 2026, the year-long festivities have already begun across the country. Ways to Celebrate the 250th

National Flagship Events

• The Great American State Fair: A year-long traveling celebration beginning in Iowa and moving through state and county fairs across the country, culminating in a massive festival on the National Mall in July 2026.

• Sail4th 250 (Tall Ships): The world’s largest armada of tall ships and naval vessels will sail into New York Harbor from July 4–8, 2026, accompanied by a Blue Angels flyover.

• America Gives: A nationwide initiative to make 2026 the largest year of volunteer service in U.S. history. Participants can track hours for a chance to direct $1 million in charitable donations.

• National Garden of American Heroes : A new national landmark park featuring 250 statues of American heroes is planned to honor the founding.  Spotlight: Philadelphia (The Birthplace)  As the city where the Declaration was signed, Philadelphia is hosting "52 Weeks of Firsts" throughout 2026, celebrating a different historic achievement each week.  Date EventLocationJune 19 – July 4, 2026Wawa Welcome America festival (two weeks of concerts/fireworks)Benjamin Franklin ParkwayJuly 2, 2026Red, White, & Blue To-Do (parades and museum specials)Historic DistrictJuly 3, 2026Salute to Independence Parade (250 elements, 50 bands)Independence Hall to City HallJuly 4, 2026Celebration of Freedom Ceremony & Time Capsule BurialIndependence Hall

Major Sports & Culture

The 250th anniversary coincides with several premier global and national sporting events:  • FIFA World Cup 26: Philadelphia will host six matches, including a high-profile Round of 16 match on July 4, 2026. • MLB All-Star Game: Scheduled for July 14, 2026, at Citizens Bank Park in Philadelphia. • UFC Championship: A historic event is planned for the White House Lawn on June 14, 2026. • Patriot Games: A first-of-its-kind, nationally televised youth athletics competition for high schoolers from all 50 states. 

National Parks & Landmarks

The National Park Service (NPS) is revitalizing over 400 special sites associated with American history:  • Washington Monument : An hourly light show narrating American history will run nightly through January 5, 2027. • Mount Rushmore : A signature fireworks display and musical celebration on July 3, 2026. • Boston (Evacuation Day): A 250th-anniversary re-dedication of the Dorchester Heights Monument on March 17, 2026.]

Blue Mountain Price List

Blue Mountain Community Management's (BMCM) 2025 fee schedule for Vancouver, WA, utilizes a "Menu of Services" model where administrative costs are billed separately from the base management fee. This approach contrasts with some competitors who favor "qq" agreements where many of these costs are included in a fixed rate. 

While BMCM is a large, established player as part of the Associa network, its performance ratings often trail behind smaller or more service-focused local competitors. 

BMCM uses a menu-based billing system, other local firms offer different structures: 

• Invest West Management (IWM): Explicitly states their goal is to provide a "Full-Service" management agreement without charging "extra" for services they consider standard. However, they also offer a menu-driven model similar to BMCM's for associations that prefer to pick and choose services.

• Alternative Providers: Some associations in the Vancouver area have transitioned to firms like Bluestone and Hockley, citing improved service quality after using BMCM.

Comparison to Industry Standards

Nationally, the average HOA management fee ranges from $10 to $20 per unit per month. BMCM’s fee structure aligns with industry trends where larger communities often receive lower per-unit rates because administrative costs scale more efficiently.

Regional Market Context (Vancouver/Portland)

While BMCM uses a menu-based billing system, other local firms offer different structures:

 

• Invest West Management (IWM): Explicitly states their goal is to provide a "Full-Service" management agreement without charging "extra" for services they consider standard. However, they also offer a menu-driven model similar to BMCM's for associations that prefer to pick and choose services.
• Alternative Providers: Some associations in the Vancouver area have transitioned to firms like Bluestone and Hockley, citing improved service quality after using BMCM.

Analysis of BMCM Specific Charges

BMCM's 2025 rates for specific administrative tasks are as follows:

Category	BMCM 2025 Fee	Notes
Account Maintenance	$1.00 per unit/month	Billed to the Association.
Portal/Technology Fee	$35 to $75/month	Varies by community size (up to 101+ units).
Corporate Transparency Act (CTA)	$495/year	Includes $100 for extra filings.
Architectural Review (ARC)	$27.00	$100 for expedited processing.
Invoice Processing	$1.50 per invoice	Emergency processing adds $30 per payment.
Digital Records Storage	$12/month	Standard monthly fee.

Key Considerations for BOD - Observations & "Hidden" Costs

Exhibit A contains several "trap" expenses that can add up quickly if the Board is active:

Meeting Overages: Meetings exceeding 2 hours or ending after 9:00 PM incur a $225.00 per 30-minute charge. This is a very high "overtime" rate - This BOD is inactive, so it's not a problem.

The "Postage + 10%" Rule: Most physical mailings aren't just the cost of a stamp. BMCM charges Cost + 10% plus a $0.30/piece "Rush" fee if turnaround is needed within 72 hours.

Financial Coordination: There are several annual "flat" feesAnnual Audit Coordination: $550.00

Annual Financial Review: $350.00

1099 Review/Processing: $125.00 total

Insurance Claims: They charge 20% of the claim or an hourly rate to administer insurance claims. For a large pipe burst or roof claim, this could be thousands of dollars.Total Cost vs. Base Fee: Companies with a lower base management fee often make up the difference through a detailed menu of services like BMCM's. 

Boards should estimate the annual volume of ARC applications, invoices, and mailings to determine the true total cost.

Service Model Flexibility: BMCM's model is highly granular, charging for items like credit card usage (25% of purchase) and individual eStatement fees ($1.00 per statement). This differs from firms that wrap these into a single "technology" or "administrative" overhead fee.

Digital Records vs. Tech Fees

Digital/Electronic Data Records Storage and the Portal/Technology Fee.

According to the Exhibit A, Data Storage is tiered ($35, $55, or $75) based on units.

The Portal Fee is also tiered ($25, $40, or $55).

Combined, a 101+ unit association is paying $130/month ($75 + $55) just for the software and storage.

Bluestone Real Estate Services (formerly Bluestone and Hockley) is a major competitor to Blue Mountain Community Management (BMCM) in the Vancouver, WA, and Portland, OR, markets. They manage over 65 associations and 15,000 "doors" across the Pacific Northwest

Comparison: Bluestone vs. Blue Mountain

While both firms use modern technology and online portals, their reputations among residents and boards differ:

Service Philosophy : Bluestone emphasizes a low property-to-manager ratio and "personalized attention". In contrast, BMCM (an Associa company) is often criticized for high manager turnover and overloaded portfolios

Recent reviews for Bluestone are highly polarized. Some residents report a "tremendous relief" and "excellent communication" after switching to them from previous management. However, others cite significant issues with responsiveness, particularly regarding maintenance and legal obligations for disabled residents.

Fees & Transparency: Unlike BMCM's highly granular 2025 menu of services (e.g., charging for individual eStatements), Bluestone generally markets a "full spectrum" and "customized" management plan. They do, however, have a strict schedule for rule violations ($50–$250+) and late fees.

Comparison of Property Management

Recent reviews for Bluestone are highly polarized. Some residents report a "tremendous relief" and "excellent communication" after switching to them from previous management. However, others cite significant issues with responsiveness, particularly regarding maintenance and legal obligations for disabled residents.

Management Company	Avg. Yelp Rating	Key Feedback Themes
High Five Properties	4.8 / 5.0	High praise for communication and frequent site visits.
Utmost Property Management	4.6 / 5.0	Frequently cited for integrity and proactive maintenance prevention.
AMS Association Management	3.0 / 5.0	Noted for having strong internal systems and professional staff.
Invest West Management (IWM)	2.5 / 5.0	Mixed; praised for transition support but criticized for "nickel and diming" fees.
Blue Mountain (BMCM)	1.7 / 5.0	Heavily criticized for high manager

 

Provider Type	Typical Pricing Model	Common Rates/Fees
Integrated Management (e.g., Invest West)	Percentage-based or Flat Monthly Fee	8.9% – 12% of monthly rent or $200 – $270+ per unit. Often includes a set amount of "included maintenance" (e.g., 2 hours/year).
Specialized Maintenance (e.g., Columbia Property Maint.)	Per Project or Hourly Rate	$18 – $25+ per hour for helpers; specialized tasks (roofing/fencing) are bid per project (e.g., $199 fall inspections).
Standard Handyman (e.g., Zenith Properties)	Service Call + Hourly	$35 – $50 service/scheduling fees per request, plus